What Is a Dealing Instrument?
In Queensland property law, a dealing instrument is any document that has been registered against a property title. These documents create, modify, or extinguish interests in land — and understanding them is essential for anyone involved in property transactions.
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Use the article as a reference, then order the actual record below when you need evidence for a purchase, conveyancing file, council check or due-diligence review.
Current Title / State Lease
Start here to confirm the current registered owner, title reference and registered interests.
$74.50 · Order this document
Image of Dealing Instrument
Use this when you need the registered dealing/instrument behind an easement, covenant, lease or caveat.
$91.80 · Order this document
Not sure which document fits? Start with the current title search, then add the plan or instrument if the title points to one.
Common dealing instruments include transfers, mortgages, easements, covenants, leases, caveats, and community management statements. Each one tells part of the story of a property and its legal obligations.
At TitleFinder, you can order a copy of any dealing instrument for $91.80 AUD, delivered digitally.
Types of Dealing Instruments
Transfers
A transfer document records the change of ownership from one party to another. It includes the names of the transferor (seller) and transferee (buyer), the consideration paid (purchase price), and the date of registration. Historical transfers are invaluable for tracing ownership chains, particularly in estate disputes or adverse possession claims.
Mortgages
When a property owner takes out a loan secured against their land, a mortgage is registered on the title. The dealing instrument contains the terms agreed between the borrower and lender. While the full loan agreement is not registered, the mortgage instrument confirms the lender has a secured interest.
Easements
Easement instruments define the rights granted over one property for the benefit of another (or for a public authority). Common examples include:
- Drainage easements — allowing council stormwater infrastructure to pass through private land
- Access easements — granting right of way to neighbouring properties
- Electricity easements — permitting power lines or underground cables
- Sewerage easements — for council or Unity Water infrastructure
The instrument will describe the exact location, width, and purpose of the easement. For a visual representation, order the associated Survey Plan ($85.90 AUD).
Covenants
Restrictive covenants are agreements that limit what a property owner can do with their land. They are common in newer estates where developers want to maintain a certain standard. Typical covenants restrict:
- Building materials (e.g., no Colorbond fencing visible from the street)
- Minimum dwelling size
- Prohibited uses (e.g., no commercial activities)
- Outbuilding restrictions
Covenants run with the land, meaning they bind all future owners — not just the original parties. Obtaining the covenant instrument is essential before purchasing in a covenanted estate.
Caveats
A caveat is a statutory notice that someone claims an interest in the property. It effectively freezes dealings until the claim is resolved or the caveat is removed. Common reasons for caveats include:
- Unpaid purchase deposits
- Disputed family law property settlements
- Builder liens for unpaid construction work
- Equitable interests under informal agreements
If a title search shows a caveat, obtaining the instrument will reveal who lodged it and the nature of their claim.
Leases
Long-term leases (typically over three years) must be registered on the title. The lease instrument will show the tenant, the term, and any special conditions. This is particularly relevant for commercial properties and rural leasehold land.
Why You Might Need a Dealing Instrument
There are many scenarios where obtaining a copy of a registered document is essential:
Pre-Purchase Due Diligence
Your title search reveals that an easement crosses the property. But how wide is it? What is it for? Can you build over it? Only the easement instrument will answer these questions. Similarly, a covenant might restrict your renovation plans — you need to read the actual document to know.
Development Applications
Council will often require copies of easement instruments and covenants as part of a development application. Understanding these restrictions early can save months of delays and redesign costs.
Legal Disputes
Whether you are dealing with a boundary dispute, a neighbour encroaching on an easement, or challenging a restrictive covenant, the registered instrument is the primary evidence. Courts rely on the exact wording of these documents.
Conveyancing
Solicitors and conveyancers routinely order dealing instruments to verify the terms of existing mortgages, check the scope of easements, and ensure no unexpected restrictions affect the property being transferred.
Historical Research
For older properties, historical dealing instruments can reveal fascinating details about the property past — original subdivision conditions, old rights of way that may no longer be in use, or covenants imposed by long-gone developers.
How to Order Dealing Instruments
Through TitleFinder, ordering is straightforward:
- First, order a Current Title Search ($74.50) to identify all registered dealings
- Note the dealing number (e.g., 712345678) listed on the title
- Order the specific Dealing Instrument ($91.80) using that reference number
Documents are delivered digitally, so you can access them immediately — no waiting for postal delivery or visiting a government office.
Dealing Instruments and Survey Plans: A Powerful Combination
Many dealing instruments reference a survey plan. For example, an easement instrument might say "Easement A on SP123456". Without the survey plan, you cannot see where that easement physically sits on the land.
We recommend ordering both together for complete understanding. A Survey Plan costs $85.90 AUD and shows lot boundaries, easement locations, building envelopes, and other spatial information that the text-based instrument alone cannot convey.
Start Your Research Today
Whether you are a buyer, developer, solicitor, or simply curious about your property, dealing instruments provide the detailed information that a standard title search summarises. Visit TitleFinder to order your documents today.