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What Is a Caveat On a Property?

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When dealing with property transactions in Australia, it is important to have a thorough understanding of caveats and their implications. A caveat is a legal instrument that can be lodged on a property title, indicating that someone has an interest or claim over the property.


A caveat is typically lodged to prevent any dealings or transactions involving the property without the caveator’s knowledge or consent. It serves as a warning to potential buyers or interested parties that someone else has an interest or claim over the property. Accordingly, it is a statutory injunction known as a caveat, established by the Real Property Act 1900, serves to prevent the registration of transactions and plans associated with a title. By indicating a person or organisation’s interest in a property, a caveat acts as a warning on the land title for others.


Only individuals or entities with a valid interest in the property have the authority to lodge a caveat on the title. If a caveat is lodged without “reasonable cause,” the person responsible may be obligated to compensate any individual who experiences financial loss as a result. The party who lodges a caveat on the title is referred to as the “caveator.”


It is advised that parties always seek legal advice before proceeding with the lodging of a caveat.


Once a caveat is lodged, it must either be removed or obtain written consent from the caveator before any new transactions pertaining to the property can be registered.

Why Is There a Caveat on My Property?

Your property might have a caveat lodged against it due to various reasons, which can include:


  • Unsettled secured debts.
  • An agreement allowing the lodging of a caveat in credit applications or trade terms documents.
  • Bankruptcy.
  • Proceedings related to family law.
  • Ongoing conflicts between co-investors in the property.

In essence, the act of registering a caveat on a property’s title aims to prevent other parties who have an interest in the property from engaging in any transactions or dealings without obtaining the consent of the caveator (the person who lodged the caveat).

A caveat on a house will last indefinitely until action is taken. In New South Wales, a lapsing notice is a significant element in property law that affects caveats placed on land titles. It serves as a formal notification to the caveator (the person who lodged the caveat) that their caveat is at risk of being removed if certain conditions are not met within a specified period. This is one of the ways of removing a caveat.


When a lapsing notice is issued, it means that the party lodging the notice questions the validity of the caveat and requests evidence of the caveator’s ongoing interest in the property. The lapsing notice sets a timeframe, usually 21 days, within which the caveator must take appropriate action to either extend the caveat or commence legal proceedings to protect their interest.


During this period, the caveator must respond by either providing evidence of their continued interest in the property or by obtaining a court order that extends the caveat’s duration. Failure to respond within the specified timeframe can result in the caveat automatically lapsing, leading to its removal from the property title.


The lapsing notice mechanism aims to ensure that caveats are not left on titles indefinitely without a valid reason. It provides a mechanism for property owners to challenge caveats that they believe to be unjustified or no longer relevant. By requiring the caveator to demonstrate their ongoing interest or seek legal recourse, the lapsing notice helps maintain the integrity of land titles and facilitates efficient property transactions.


It is important for both caveators and property owners to understand the implications of a lapsing notice and to seek legal advice to navigate the process effectively. This ensures that their rights and interests are protected and that they comply with the necessary requirements within the designated timeframe.

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How Much Does It Cost to Put a Caveat on a Property?

The payment amount you are required to make depends on the state of residence and whether you are lodging or withdrawing the caveat for one or multiple properties.


In New South Wales (NSW), Victoria (VIC), Western Australia (WA), South Australia (SA), and Queensland (QLD), the fees for withdrawing and/or lodging a caveat are the same.


For a single property, the fees vary in each state as follows:


  • NSW: $164.31
  • VIC: $57.31
  • WA: $197.91
  • SA: $197.61
  • QLD: $197.00

However, in Tasmania (TAS), Northern Territory (NT), and the Australian Capital Territory (ACT), the fees for lodging and withdrawing caveats differ as outlined below:


  • ACT: $304 for lodging and $155 for withdrawal.
  • NT: $248 for lodging and $152 for withdrawal.
  • TAS: $174.90 for lodging and $138.51 for withdrawal.

Additionally, if you choose to engage a lawyer to lodge the caveat on your behalf, there may be additional legal fees, which can exceed $1, 000.00 depending on the jurisdiction where you lodge the caveat.


Seeking the assistance of a family lawyer in Sydney can provide valuable insights into the possible advantages and disadvantages of lodging a caveat, enabling you to comprehend the associated risks and benefits specific to your circumstances. With our expertise, a family lawyer from Lyons Law Group can guide you in determining the most suitable course of action.


In summary, although lodging a caveat can offer a degree of safeguarding for your interests in a property, it is crucial to thoroughly evaluate the potential risks and benefits before reaching a decision.

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