---
title: "Queensland seller disclosure statement (Form 2) and prescribed certificates: completion guide"
url: "https://ailawframework.com/precedents/residential-conveyancing-and-property/qld-seller-disclosure-statement"
type: "precedent"
site: "AI Law Framework"
id: "a9-qld-seller-disclosure-statement"
area_id: "A9"
kind: "form"
ai_level: "red"
version: 1
law_stated_as_at: "2026-10-17"
---

# Queensland seller disclosure statement (Form 2) and prescribed certificates: completion guide

> Completion guide for the Queensland seller disclosure statement (Form 2) and prescribed certificates under the Property Law Act 2023, covering what to gather, how to give it and the termination risk.

Canonical page: https://ailawframework.com/precedents/residential-conveyancing-and-property/qld-seller-disclosure-statement  
Law stated as at: 2026-10-17

Site index for agents: https://ailawframework.com/llms.txt

## Key facts

- Kind: Form. A form to complete, or a guide to completing an official one.
- Practice area: [Residential Conveyancing & Property](https://ailawframework.com/precedents/residential-conveyancing-and-property.md)
- Jurisdictions: Queensland
- AI level: Red. Keep AI out of the decisive steps. A lawyer does the work.
- Law stated as at: 2026-10-17
- Status: Maintained. Checked on 2026-10-17 against the official form at qld.gov.au and the 5 authorities it cites, for Queensland.

## When to use it

Use for any sale of a lot in Queensland under a contract signed on or after 1 August 2025, unless an exemption applies. Always complete the current approved form; this guide does not replace it.

## How AI may be used

Lawyer-led. AI may gather and cross-check searches, but the seller signs the statement and inaccurate disclosure lets the buyer terminate up to settlement.

**AI may:**

- List the searches and certificates on file against each part of Form 2 and each prescribed certificate, marking gaps.
- Compare the title search with the encumbrances listed in a draft statement and flag differences.
- Prepare a delivery log showing how and when each document was given to each prospective buyer.

**AI must not:**

- Must not complete or sign any part of the approved form without the lawyer settling it.
- Must not decide whether an exemption applies or whether an inaccuracy is "material".
- Must not treat a body corporate certificate or other third-party certificate as correct without checking it is current.

**The lawyer checks:**

- The current version of Form 2 is used and every part is completed with information true when given.
- Each prescribed certificate applicable to the lot is attached.
- Proof of delivery is kept for each buyer, including auction bidders.
- Any exemption relied on is documented with evidence.

## Authorities

- [Property Law Act 2023 (Qld) s 98 (contracting out prohibited)](https://www.legislation.qld.gov.au/view/html/inforce/current/act-2023-027#sec.98)
- [Property Law Act 2023 (Qld) s 99 (seller must give disclosure statement and prescribed certificates)](https://www.legislation.qld.gov.au/view/html/inforce/current/act-2023-027#sec.99)
- [Property Law Act 2023 (Qld) ss 101–103 (how and when disclosure documents are given)](https://www.legislation.qld.gov.au/view/html/inforce/current/act-2023-027#sec.101)
- [Property Law Act 2023 (Qld) ss 104–105 (buyer may terminate; repayment within 14 days)](https://www.legislation.qld.gov.au/view/html/inforce/current/act-2023-027#sec.104)
- [Property Law Regulation 2024 (Qld) ss 5–10 (prescribed certificates, prescribed information, matters not material)](https://www.legislation.qld.gov.au/view/html/inforce/current/sl-2024-0211)

## Official form

[Official form](https://www.qld.gov.au/housing/buying-owning-home/seller-disclosure-scheme)

## Where this comes from

The official form is published by qld.gov.au; this page is a completion guide. Last checked on 2026-10-17.

## Full text and drafting notes

The full text and the drafting notes are not part of this public page. Signed-in firm accounts can read them at https://ailawframework.com/precedents/residential-conveyancing-and-property/qld-seller-disclosure-statement and through the signed-in MCP connector https://ailawframework.com/mcp/firm.

*Practice guidance for planning and review. Confirm current primary sources and the requirements of the actual matter. This is general information, not legal advice.*