Before you scroll further, read this
Most property disputes in Queensland cost between $8,000 and $45,000 to resolve through litigation. Over 60% of those disputes could have been prevented or settled far earlier with the right legal guidance at the right time. We built this page as a diagnostic tool: identify your issue below, understand the risk level, and decide whether you need professional help today or next month.
Every checklist item links to a concrete service we provide. No vague promises. Just a clear map from problem to resolution.
Property law diagnostic: find your issue, understand your options
Use this checklist to pinpoint where your situation falls. Each row describes a common property law issue, its typical urgency, and what kind of legal work it usually requires. If three or more rows match your circumstances, a consultation is strongly recommended within the next fortnight.
| Issue | Urgency | What we typically do |
|---|---|---|
| Boundary dispute with neighbour | High | Survey review, negotiation letters, QCAT preparation if needed. Average timeline: 6 to 14 weeks. |
| Buying or selling residential property | Medium | Contract review, special conditions, settlement coordination, title search and transfer lodgement. |
| Tenant or landlord lease conflict | High | Lease interpretation, breach notices, RTA dispute resolution, representation at tribunal hearings. |
| Easement or right-of-way question | Medium | Title search analysis, easement negotiation, registration or removal through the Land Registry. |
| Strata or body corporate issue | Lower | By-law review, lot entitlement disputes, committee governance advice, adjudicator applications. |
| Title defect or caveat lodged against you | High | Urgent caveat removal applications, title correction through the Registrar, indemnity claims. |
| Development or subdivision approval | Medium | Planning scheme analysis, council negotiation, covenant review, community title scheme setup. |
| Property transfer within family | Lower | Stamp duty structuring, transfer documents, estate planning alignment, CGT consideration referral. |
How a matter moves through our office
You call or email. Within one business day, a property lawyer reviews your situation and sends a short written summary of what we think is happening and what the next step should be. That summary is free.
If you engage us, we open a file and assign a single lawyer who stays with your matter from start to finish. No hand-offs between juniors. Your lawyer answers your calls directly.
We bill on fixed fees for conveyancing and standard transfers. For disputes and litigation, we provide a cost range at the outset and update it if the scope changes. No surprises on the invoice.
Settlement or resolution marks the end. We send a final letter confirming outcomes, any ongoing obligations, and recommended diary dates for follow-up actions like registration renewals or lease reviews.
Capability map
Transactions
Residential and commercial conveyancing, off-the-plan contracts, put-and-call options, vendor finance arrangements, and auction contract reviews. We handle around 180 property transactions each year across South East Queensland and regional centres.
Disputes and litigation
Boundary encroachments, adverse possession claims, tree disputes under the Neighbourhood Disputes Act, co-ownership disputes under the Property Law Act, and mortgagee enforcement defence. We appear at QCAT, the Magistrates Court, and the District Court.
Advisory and structuring
Easement creation and extinguishment, restrictive covenant analysis, community title scheme formation, strata by-law drafting, and property holding structures for families and small businesses. We coordinate with accountants and financial planners where tax implications arise.
Decision pathway: do you need a property lawyer right now?
Not every property question requires legal fees. Some situations genuinely can wait. Others cannot. Walk through these decision points honestly.
Is there a deadline?
Contract cooling-off periods, caveat lapse notices, and tribunal filing dates are hard deadlines. Missing them can permanently change your legal position. If a deadline exists within 30 days, contact us now.
Is money at risk?
Deposits held in trust, settlement funds, or loan drawdowns create financial exposure. If more than $10,000 is at stake and you do not have legal advice, the cost of a consultation is trivial by comparison.
Is the other party represented?
When the other side has a solicitor and you do not, the negotiation is uneven from the start. Their lawyer drafts documents that protect their client. You need someone reading those documents for you.
Have you received a formal notice?
Letters from solicitors, breach notices from real estate agents, and tribunal applications all require a considered response. Ignoring them, or responding emotionally, almost always makes things worse.
Is the issue getting worse over time?
Tree roots growing into foundations. A tenant refusing to leave. A neighbour's shed creeping further onto your land each season. Delay increases remediation cost. Early intervention is cheaper.
Can you explain the issue clearly in two sentences?
If you cannot, the matter is probably more complex than you think. A lawyer can untangle overlapping issues and tell you which one to address first.
Trust and credentials
Queensland Law Society membership
All practising lawyers at Legal Property Guardians hold current practising certificates issued by the Queensland Law Society. Professional indemnity insurance is maintained above the minimum required levels.
Specialist property law focus
We do not practise family law, criminal law, or immigration. Property is the only area we work in. That focus means our precedent library, our relationships with surveyors and valuers, and our tribunal experience are all concentrated in one domain.
Fixed-fee transparency
Standard residential conveyancing: $990 to $1,450 plus disbursements, depending on complexity. Commercial conveyancing: quoted per transaction. Dispute matters: cost estimate provided after initial review, updated at each milestone.
Regional Queensland coverage
Based in Kirlinborough, we serve clients across South East Queensland, the Darling Downs, and the Sunshine Coast. Remote consultations via video call are available for clients in regional and remote areas.
Request a diagnostic review
Tell us what is happening. A property lawyer will review your situation and respond within one business day with a written summary and recommended next steps. No charge for the initial review.
Phone: +61 457 635 609
Email: [email protected]
Office: 3147 Lily Estate Dr, Kirlinborough, Queensland 0221, Australia
Legal information
Privacy policy
Legal Property Guardians collects personal information you provide through this website, including your name, email address, phone number, and details of your property matter. We use this information solely to respond to your enquiry and, if you engage us, to provide legal services.
We do not sell, rent, or share your personal information with third parties except where required by law, where necessary to provide our services (for example, communicating with the Land Registry on your behalf), or with your explicit consent.
We store your information securely using industry-standard encryption and access controls. You may request access to, correction of, or deletion of your personal information at any time by contacting us at [email protected].
This website uses a cookie to remember your consent preference. No tracking or analytics cookies are used. Last updated: January 2026.
Terms of service
The content on this website is general information only. It does not constitute legal advice and should not be relied upon as such. Your specific circumstances may produce different outcomes than those described here.
No solicitor-client relationship is formed by visiting this website or submitting an enquiry form. A formal retainer agreement must be signed before we commence legal work on your behalf.
We make reasonable efforts to keep the information on this site current, but laws change. We do not warrant that all content reflects the current state of Queensland property legislation at the time you read it.
You may not reproduce, distribute, or republish content from this website without written permission. Last updated: January 2026.
Disclaimer
Outcomes described on this website, including in client testimonials and case summaries, are specific to those matters and are not guarantees of similar results. Every property dispute and transaction has unique facts.
Fee estimates provided on this website are indicative ranges. Your actual fees will depend on the complexity of your matter and will be confirmed in a written costs agreement before work begins.
External links, if any, are provided for convenience. We do not endorse or accept responsibility for the content of external websites. Last updated: January 2026.