What Are Unregistered Dealings?
An unregistered dealing is any interest, transaction, or claim affecting a property that has been lodged with the Land Registry but not yet officially registered on the title. These dealings exist in a pending state between lodgement and registration. Common types of unregistered dealings include:- Mortgages pending discharge — A mortgage has been paid out but the discharge has not yet been processed
- Transfers under settlement — A sale contract has been signed but settlement has not completed
- Caveats awaiting registration — A caveat has been lodged but not yet approved
- Priority notices — A notice indicating an impending dealing that will take precedence once registered
Why Do Dealings Remain Unregistered?
Several factors can delay registration:Processing Timeframes
The Land Registry Queensland processes thousands of documents daily. While many dealings register within days, complex transactions or high-volume periods can extend this to several weeks.Conditional Dealings
Some dealings are lodged subject to conditions—such as the completion of a sale contract or the fulfillment of a court order—before they can be formally registered.Pending Documentation
Missing signatures, incomplete forms, or supporting documents can delay registration while the parties resolve these issues.Where Do Unregistered Dealings Appear?
Unregistered dealings do not appear on a standard Current Title Search. This is critical for property buyers to understand: a clean current title does not guarantee that no pending claims exist.How to Discover Unregistered Dealings
1. Priority Notices
A Priority Notice is the most common way to discover pending dealings. When lodged, a priority notice:- Gives the applicant first priority for registration of their dealing
- Prevents other parties from registering competing interests
- Remains effective for 60 days (extendable in some circumstances)
Price: $74.50 AUD for a Current Title Search that shows priority notices
Order the right document
Which TitleFinder product matches this check?
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.
2. Title Search with Unregistered Dealing Check
Some title search providers can check for unregistered dealings by querying the Land Registry lodgement database. This reveals dealings that have been submitted but not yet registered.3. Settlement Agent Inquiries
Your conveyancer or solicitor can contact the Land Registry directly to check for any lodged but unregistered dealings affecting your property.Risks of Unregistered Dealings for Buyers
Purchasing a property with unregistered dealings carries several risks:Unexpected Mortgages
If a mortgage discharge has been lodged but not registered, the outgoing mortgagee remains on title until registration completes. This can delay your own mortgage registration.Competing Claims
An unregistered caveat lodged by a creditor, former partner, or other claimant could cloud your ownership if it registers after settlement but before your own registration.Delayed Settlement
If priority notices or unregistered dealings exist, settlement may need to be delayed until these matters clear—potentially affecting your finance approval or purchase contract.How to Protect Yourself
Order a Current Title Search with Priority Notice Check
Always request your conveyancer to verify:- The current registered state of the title
- Any priority notices lodged against the property
- Unregistered dealings in the lodgement queue
Current Title Search: $74.50 AUD
Obtain a Priority Notice Yourself
If you are concerned about competing interests, your conveyancer can lodge a Priority Notice on your behalf once contracts are signed. This protects your position for 60 days.Time Your Search Correctly
Order a final title search immediately before settlement. Dealing instruments that were unregistered yesterday may register today, and vice versa.Review Dealing Instrument Images
For registered dealings, obtain the actual document images to understand:- Image of Dealing Instrument: $91.80 AUD
- The precise terms of any mortgage, easement, or covenant
- Whether discharge documents have been properly executed
What Your Conveyancer Should Check
Before settlement, your conveyancer should verify:- Current registered owner matches the seller
- No outstanding mortgages from previous owners
- No priority notices from competing buyers or creditors
- Settlement statement accuracy reflects the true title position
- Discharge of mortgage will be available at settlement
Case Studies: When Unregistered Dealings Cause Problems
Scenario 1: The Delayed Discharge
A buyer purchased a property with the understanding that the seller mortgage would be discharged at settlement. The discharge was lodged but remained unregistered for three weeks due to a paperwork error. The buyer own mortgage could not register until the discharge cleared, delaying their occupation by a month.Scenario 2: The Surprise Caveat
An investor exchanged contracts on a property, only to discover at settlement that a creditor had lodged a caveat two days earlier. While unregistered at the time of contract, the caveat was validly lodged and blocked settlement until the debt was resolved.Scenario 3: The Priority Notice Protection
A savvy buyer had their conveyancer lodge a Priority Notice immediately after contract exchange. When another interested party attempted to lodge a competing caveat three weeks later, the Priority Notice ensured the buyer interest took precedence, and settlement proceeded on schedule.Final Thoughts
Unregistered dealings represent a hidden layer of complexity in Queensland property transactions. While a clean Current Title Search provides confidence, it does not tell the complete story. Smart buyers work with experienced conveyancers who understand how to identify and manage unregistered dealings before they become problems.Need help with your title search? TitleFinder AU provides comprehensive property searches and can guide you on whether unregistered dealings checks are appropriate for your purchase.