One of the first decisions Queensland property buyers face is whether to hire a conveyancer or a solicitor to handle their purchase. Both can conduct title searches, manage the conveyancing process and guide you through to settlement — but they're not interchangeable. The right choice depends on the complexity of your transaction, your budget and the specific issues involved.
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This guide compares conveyancers and solicitors in Queensland, explains what each can (and can't) do with title searches and helps you decide which is right for your situation.
What's the Difference?
Licensed Conveyancer
A licensed conveyancer in Queensland holds a licence under the *Agents Financial Administration Act 2014* and specialises exclusively in property transactions. Their scope of work includes:
Conveyancers deal with property transactions every day — it's their sole focus. For straightforward purchases and sales, they're efficient, experienced and typically more affordable than solicitors.
Property Solicitor
A property solicitor is a qualified lawyer who has been admitted to practice in Queensland and holds a current practising certificate. While they can handle the same conveyancing tasks as a licensed conveyancer, they can also:
The key difference: solicitors can provide legal advice; conveyancers cannot. Conveyancers can explain the conveyancing process and identify issues, but they can't give you legal opinions on complex matters.
Title Searches: What Each Professional Does
Both conveyancers and solicitors order title searches as a standard part of the conveyancing process. Here's how their approach typically differs:
Conveyancer's Title Search Process
1. Orders a current title search at the start of the transaction
2. Checks that the registered owner matches the seller in the contract
3. Reviews encumbrances (mortgages, caveats, easements, covenants)
4. Identifies standard issues and explains them to you
5. Orders a pre-settlement search to confirm the title is clear for transfer
6. Flags anything unusual for further investigation
For most residential purchases, this is exactly what you need. A competent conveyancer will spot red flags and refer you to a solicitor if the issue is beyond their scope.
Solicitor's Title Search Process
A solicitor follows the same steps but can go further:
1. All of the above, plus...
2. Provides legal analysis of complex easements (e.g., whether an easement permits your planned development)
3. Advises on the legal implications of covenants and whether they can be varied or removed
4. Deals with caveats — including lodging or removing them if needed
5. Interprets historical title dealings and their effect on current ownership
6. Advises on title defects and the options for correcting them
7. Handles title disputes, including representation in court proceedings
When to Use a Conveyancer
A licensed conveyancer is usually the right choice for:
Standard Residential Purchases
Buying an established house or unit in your own name (or as joint tenants/tenants in common) is bread-and-butter conveyancing. A conveyancer handles these transactions efficiently and at a competitive price.
Straightforward Vacant Land Purchases
If you're buying a standard residential lot in a new estate with no unusual encumbrances, a conveyancer can manage the process smoothly.
Selling a Residential Property
For standard residential sales, a conveyancer can prepare the contract, manage searches and handle settlement.
Refinancing
If you're refinancing your mortgage and need title searches and discharge/new mortgage registration, a conveyancer can handle this process.
Investment Properties (Standard)
A straightforward investment property purchase — residential, single title, no complex structures — is well within a conveyancer's expertise.
When to Use a Solicitor
A property solicitor is the better choice for:
Complex Title Issues
If the title search reveals unusual encumbrances, unresolved caveats, title defects or historical dealings that need legal analysis, a solicitor can provide the advice you need.
Off-the-Plan Purchases
Off-the-plan contracts are inherently more complex. They involve sunset clauses, disclosure statements, community management statements and developer obligations that benefit from legal review.
Deceased Estate Purchases or Sales
If the property is being sold by the executor of a deceased estate, or if you're inheriting property and need to transfer the title, a solicitor should handle the transaction.
Company, Trust or SMSF Purchases
Buying through a company, family trust or self-managed super fund involves additional legal and compliance requirements that go beyond standard conveyancing.
Commercial Property
Commercial property transactions often involve more complex leases, easements, environmental issues and planning considerations that require legal expertise.
Disputes or Litigation
If a dispute arises during the transaction — such as the seller refusing to settle, a boundary disagreement or a caveat dispute — a solicitor can represent you and take legal action if needed.
Contract Negotiations
If the contract of sale needs significant amendments (beyond standard special conditions), a solicitor can negotiate on your behalf and ensure the changes protect your interests.
Rural Property
Large rural properties can involve water licences, mining interests, vegetation management orders, stock access easements and other complex encumbrances that benefit from legal interpretation.
Cost Comparison
Costs vary depending on location, complexity and the specific professional, but general ranges in Queensland are:
| Service | Licensed Conveyancer | Property Solicitor | |---------|---------------------|-------------------| | Standard residential purchase | $800 – $1,500 | $1,200 – $2,500 | | Standard residential sale | $600 – $1,200 | $1,000 – $2,000 | | Off-the-plan purchase | May refer to solicitor | $1,500 – $3,500 | | Deceased estate transfer | Cannot handle | $2,000 – $5,000+ | | Complex commercial | Cannot handle | $3,000 – $10,000+ |These ranges are indicative only. Always request a detailed quote before engaging a professional.
What's Included?
When comparing quotes, check what's included:
Can You Order Your Own Title Search?
Yes — and many buyers do. You don't need to be a conveyancer or solicitor to order a Queensland title search. Ordering your own search through TitleFinder gives you early information before you even engage a professional, helping you:
Your conveyancer or solicitor will still order their own searches as part of the formal process, but having your own search upfront puts you in a stronger position.
How to Choose the Right Professional
Ask the Right Questions
1. How many Queensland settlements have you handled? Experience matters more than credentials alone.
2. What's your fee, and what's included? Get a written quote with all disbursements listed.
3. How will you communicate with me? Know whether you'll get regular updates or need to chase for information.
4. Do you use PEXA? Electronic settlement is standard in Queensland — ensure your professional is set up for it.
5. Can you handle my specific situation? If your transaction involves any complexity (deceased estate, trust, off-the-plan), ask directly whether it's within their expertise.
Red Flags to Watch For
Frequently Asked Questions
Can a conveyancer give legal advice in Queensland?
No. Licensed conveyancers can explain the conveyancing process and identify issues, but they cannot provide legal advice. If a legal issue arises during your transaction, they should refer you to a solicitor.
Can I switch from a conveyancer to a solicitor mid-transaction?
Yes, but it may involve additional costs and some delay as the new professional gets up to speed on your file. It's better to choose the right professional from the start.
Do both conveyancers and solicitors order the same title searches?
Yes. Both order current title searches from Queensland's official land titles registry as a standard part of the conveyancing process. The difference is in how they interpret and act on the results.
Is it worth paying more for a solicitor if my purchase is straightforward?
For a standard residential purchase with no complications, a licensed conveyancer typically provides excellent value. The additional cost of a solicitor is justified when complexity is involved — but not every transaction needs it.
Get Your Title Search First
Whether you end up using a conveyancer or a solicitor, start with a title search. TitleFinder lets you search any Queensland property title online in minutes — giving you the information you need to make the right choice.
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*Disclaimer: This article provides general information only and does not constitute legal, financial or professional advice. Always seek independent professional advice tailored to your specific circumstances before making property decisions.*