Seller FAQs – Part 4: Offers, Valuations & Auction in Hervey Bay & the Fraser Coast

Short answer (Queensland): Yes—buyers can have pre-settlement access, but only under a written Licence to Occupy (or a tightly limited access clause). It isn’t routine. Allow it only if it clearly improves your outcome (price, certainty, timing) and all risks are controlled in writing.

When it can make sense (seller benefits)

• Price or certainty uplift: buyer improves price, removes conditions, or brings forward settlement.
• Timing pressure: they need measurements, quotes or minor prep to meet a fixed move-in deadline.
• Compensation to you: an occupation fee (like rent), higher deposit, and strict licence terms.

Safer alternatives (often enough)

• Supervised access windows: escorted visits for trades/measurements—no keys left, no occupation.
• Earlier settlement with a short licence-back to you if you need time to move (access happens after settlement).

Seller checklist for pre-settlement access (QLD)

1. Lawyer-drafted Licence to Occupy (not a tenancy): state it’s not under residential tenancy laws, creates no tenant rights, and ends automatically on settlement or earlier termination.
2. Extra security from buyer: increase deposit and/or take a separate bond (e.g., $5k–$10k) held in trust to cover damage or overstay.
3. Occupation fee: daily/weekly fee paid in advance for any living use prior to settlement.
4. Insurance proof: buyer provides contents + public liability naming you as an interested party; you keep building insurance until settlement.
5. Define scope & areas: specify exactly which rooms/areas and times are permitted; no pets or overnight stays unless expressly allowed.
6. No works without approval: no alterations, fixtures, deliveries or trades unless you approve in writing (licences/insurances sighted).
7. Keys & control: limit keys, record handover/return, forbid copying; prefer trades-only escorted access where possible.
8. Condition report: time-stamped photos on entry and exit; buyer indemnifies you for any damage, loss or liability arising from access.
9. Utilities & cleaning: meter reads on entry/exit; buyer pays usage; home returned clean and undamaged.
10. If settlement fails or delays: immediate vacate on demand, daily holdover fee, re-key/repair costs recoverable, and you keep agreed deposit/bond. No equitable interest or tenancy rights arise.

Short answer: A cash (unconditional) offer can be worth more than it looks. In Queensland, consider accepting a lower cash price if it delivers certainty, speed and fewer risks—especially when finance-heavy buyers are wobbling or days-on-market is stretching.

When a lower cash offer can be the best deal

• Unconditional today: no finance, no sale-of-home, minimal B&P risk—money is safer and faster.
• Time value: short settlement solves your plans (or avoids extra mortgage/holding costs, vacant rates, insurance, utilities).
• Market reality: limited competition, softening enquiry, or appraisal range indicates your guide is ambitious.

When to hold out or counter

• Fresh listing momentum: you’re within the first 7–10 days and inspections are high.
• Multiple buyers: use structured best-and-final to test the ceiling before accepting less.
• Premium terms trade: if you drop price, trade for perfect terms: unconditional + 14–21 day settlement + larger deposit + early release (if appropriate).

Counter strategy (QLD seller playbook)

1. Anchor with evidence: recent comps, enquiry data and campaign momentum justify your counter.
2. Trade price for certainty: “We’ll move to $X for unconditional today with 21-day settlement and 10% deposit.”
3. Timebox it: add a reply-by deadline to keep control and avoid drift.

What Jasmine does for you

• Net sheet: compares cash-now vs financed-later after fees, time and risk.
• Buyer choreography: lines up second-best buyers to keep leverage while you negotiate.
• Contract precision: tight special conditions to protect you (deposit, timelines, no early occupation without licence).

Short answer: Agents quote different prices because they choose different comparables, time windows and assumptions (condition, buyer pool, strategy). Treat any figure as a range, not a promise. Ask for a written comparative market analysis (CMA), agree the launch guide inside the high-probability band, and track week-one data before moving price.

Why appraisals vary

• Comparable sales selection: some agents use newer, closer, more like-for-like comps; others include outliers.
• Adjustments & assumptions: condition, recent upgrades, orientation, parking, sheds, pool, land size, and what’s included/excluded.
• Micro-location & buyer pool: school catchments, walkability, coastal proximity, caravan/boat access—tiny factors, big dollars.
• Market phase: rising/flat/softening markets push the top or bottom of the range.
• Strategy bias: some quote high to win the listing; others quote low to drive enquiry. Evidence beats opinion.
• Uniqueness: fewer true comps = wider range (acreage, prestige, K’gari/Fraser Island).

How to use the range (seller playbook)

1. Get a written CMA: 3–6 close comps with photos, dates, land/house sizes, key features and $/m². Note differences, not just addresses.
2. Ask for probability bands: P10 (optimistic), P50 (most likely), P90 (conservative). Launch your public guide near P50 unless momentum justifies more.
3. Price to buyer search bands: land your guide on filters buyers actually use (e.g., up to $600k) to expand visibility.
4. Run a 7-day feedback loop: monitor CTR, saves/enquiries, inspection volume and qualified buyer feedback; adjust creative first, price second.

Red flags to avoid

• No written CMA or vague comps from other suburbs/ages.
• Huge promise with no plan (media, launch surge, negotiation choreography).
• Pressure to sign today based on an outlier “price talk.”

What Jasmine provides

• Street-level CMA: matched, recent sales with transparent adjustments.
• Range with scenarios: probability bands, buyer search-band strategy, and week-one milestones.
• Net sheet: compares outcomes after fees, time and holding costs—so you choose on facts.

Short answer: Yes—with the buyer’s consent and a written agreement. In Queensland you can stay after settlement via a short licence to occupy (post-settlement occupancy licence) or a short fixed-term tenancy. The agreement must set a firm end date, fee/rent, bond/holdback, insurance and make-good so you protect your net outcome and timeline.

When a rent-back makes sense

• Bridging a gap to your next settlement, build handover or interstate move.
• Avoiding double moves or storage costs while contractors finish your new place.
• Buying time for school terms or health/logistics without delaying your sale.

Your options (QLD)

1. Delayed settlement (simplest): negotiate a longer settlement or a short post-settlement rent-free window written into the contract. Fewer moving parts, but the buyer must agree.
2. Post-settlement licence to occupy: a short, commercial-style occupancy licence (often 2–8 weeks) with a licence fee, no creation of a residential tenancy, and a clear vacate date. Pair it with a settlement holdback so money is retained in trust until you hand keys back in agreed condition.
3. Short fixed-term tenancy: if you and the buyer prefer a standard tenancy, use a written general tenancy agreement, lodge any bond with the RTA, complete an entry condition report, and follow the Residential Tenancies rules for rent, notices and entry.

Key clauses to include (seller checklist)

• Term & drop-dead date: exact vacate day/time, with daily overstay fee and right to deduct from bond/holdback.
• Fee/rent: market-based weekly rent or a daily licence fee (pro-rata), when and how it’s paid.
• Bond / settlement holdback: either a cash bond lodged correctly (tenancy) or a solicitor-held holdback from your sale proceeds (licence) released after final inspection.
• Insurance: buyer carries building insurance from settlement; you carry contents & public liability while in occupation. Both parties notify insurers of the arrangement.
• Condition & make-good: professional clean, lawns/gardens, rubbish removal, and any specific items (e.g., patch/paint, appliance service).
• Repairs & access: who handles urgent repairs; reasonable access for buyer/contractors with agreed notice.
• Utilities & rates: who pays what (power, gas, water usage, internet) during your occupancy.
• Default remedies: what happens if fees are unpaid or you overstay; deduction and recovery process.

Risks & how to avoid them

• Finance/insurance hiccups: confirm the buyer’s insurer is happy with the arrangement; use the correct agreement type.
• Overstay risk: use a meaningful daily fee and holdback so timelines are met.
• Ambiguity: never rely on emails or verbal promises—attach the signed rent-back/licence as a special condition before exchange or agree it well before settlement.

How Jasmine helps

• Drafts pragmatic special conditions with your conveyancer (licence vs tenancy, fee, bond/holdback, dates).
• Negotiates timing with the buyer’s side early so it never jeopardises price, finance or settlement.
• Runs a net-outcome comparison (holding costs vs rent-back vs temporary move) so you choose on facts.

Short answer: Track the whole buyer funnel weekly—reach → clicks → saves/enquiries → inspections → offers. In Hervey Bay & the Fraser Coast, the first 10–14 days are your signal window; use the numbers below to decide when to refresh creative or adjust your price band.

Your weekly scoreboard (what to check)

1. Portal visibility (realestate.com.au/Domain): impressions, ranking vs similar homes, feature/boost performance.
2. Click-through rate (CTR): portal & social CTR to the listing/landing page.
3. Quality signals: saves/shortlists, enquiry volume, and enquiry-to-inspection rate.
4. Inspection depth: open-home groups, private appointments, return viewers.
5. Price-feedback band: buyer comments clustering vs your guide (e.g., within $10–$20k).
6. Days on market trajectory: your DOM vs current suburb median for your property type.
7. Creative performance: hero photo & headline A/B tests, video watch % (3s/15s/through-play).
8. Database & remarketing: email opens/clicks, SMS replies, remarketing reach/frequency.
9. Offer pipeline: number of active buyers, second looks booked, conditional vs unconditional offers.
10. Upgrade ROI: cost vs additional inspections/enquiries from portal features and paid social.

Weekly rhythm (Jasmine’s cadence)

• Day 3–4: micro-optimise creative (hero swap, first 140 chars of copy, thumbnail for video).
• Day 7: remarket all viewers/savers, email matched buyers, queue more private viewings.
• Day 10–14: strategy checkpoint—hold the line if depth is building; otherwise deploy an Accelerated mini-burst or adjust the guide to a buyer search band boundary.

Why this works locally: Fraser Coast buyers often filter in $25k–$50k steps and respond to strong visuals and accurate guides. Tight feedback loops + search-band pricing protect your final result without signalling distress.

Short answer: If your home is vacant, dated, hard to visualise, or premium, a professional home stylist usually pays for itself through stronger photos, higher inspection numbers and tighter negotiations. If you’re occupied and well-presented, Jasmine’s guided DIY styling (declutter plan + layout tweaks + photo-day checklist) is often enough.

When a pro stylist is worth it

• Vacant or echoey rooms that look smaller or cold in photos.
• Awkward layouts where buyers struggle to see living/dining zones.
• Premium/unique homes where first impressions must match price.
• Target buyers expect “move-in ready” (executive, coastal lifestyle, downsizers).
• Time-poor owners who want install/pack-down handled in days.

When Jasmine’s guided styling is enough

• Occupied homes in good condition needing only edit/refresh.
• Simple improvements: depersonalise, lighten, add greenery/linen, fix lighting.
• Photo-day optimisation: hero angles, symmetry, benchtop clears, soft furnishings.

How Jasmine decides (quick triage)

1. Buyer profile & price band for your suburb/street.
2. Photo test: trial shots on mobile—does the room feel smaller/darker or empty?
3. DOM risk: if competition is high, styling can prevent price erosion.
4. ROI check: choose partial staging before any discounting of the guide.

Compliance & transparency

• Virtual staging: allowed if not misleading—clearly disclose edited images and keep originals available on request.
• Repairs vs cosmetics: safety/maintenance first, then styling. Don’t hide defects.

What Jasmine provides either way

• Room-by-room checklist (declutter, light/colour, minor fix-ups).
• Photo-day schedule and shot list (interior + lifestyle).
• Stylist referral for partial/full staging if it beats DIY on time/impact.

Wondering if home staging in Hervey Bay is worth it or if you can style your house to sell with Jasmine’s guidance? We’ll recommend DIY, partial, or full staging based on your address, buyer profile and photos.

Short answer: Yes—documented, transferable warranties and clear compliance certificates can lift buyer confidence, reduce re-negotiations and shorten days on market. Avoid vague “guarantees.” In Queensland, any promise must be accurate, written and specific to stay compliant and protect your price.

What actually helps (QLD seller toolkit)

• Transferable product warranties with invoices/serials: solar panels & inverter/battery, air-conditioning, hot water, kitchen appliances.
• Pest/termite documentation: recent timber-pest report, any transferable treatment/barrier warranty and maintenance plan.
• Roof/waterproofing/trades: receipts and workmanship warranties from licensed contractors.
• Compliance certificates: pool safety certificate (QLD), smoke-alarm compliance (2022 standard), electrical/plumbing where applicable.
• Approvals & finals: council approvals and final inspections for renovations/additions (plans, Form/notice numbers where relevant).

“Vendor guarantee” — when it’s useful (and safe)

• Limited & specific promises only (e.g., “All fixed appliances will be in working order at pre-settlement inspection”).
• Credits, not open-ended promises: agree a caped repair credit or named contractor to remedy a listed issue before settlement.
• Put it in the contract: use a solicitor-drafted special condition (avoid side emails/texts that can misrepresent).

What to avoid (price & risk protection)

• Vague guarantees (“problem-free for 12 months”) or statements that could be misleading.
• Promises about future approvals or performance (e.g., “can add a granny flat,” “roof will last 20 years”). Keep to what’s documented today.
• Hiding defects: always disclose known issues; use quotes and targeted credits to control negotiations.

Jasmine’s recommended flow

1. Pre-list audit: gather receipts, approvals, warranties, compliance certificates.
2. Optional seller-paid B&P: use a reputable local inspector; share report & quotes to pre-empt price-chip attempts.
3. Contract clarity: if offering any guarantee/credit, solicitor drafts a clear special condition with caps and timeframes.

Thinking about offering a vendor warranty in QLD or using transferable warranties when selling a house in Hervey Bay & the Fraser Coast? Jasmine will package the right documents and conditions to increase buyer confidence and protect your price.

Short answer: Consider EOI when your property is unique, prestige, or hard to price, or when you want privacy and control. An EOI can create competitive tension without anchoring a public guide—buyers submit best terms (price, conditions, settlement) by a set deadline. If interest is shallow, pivot to a price-led campaign fast.

When EOI works best (Hervey Bay & Fraser Coast)

• Prestige/unique homes (waterfront, acreage, architect-designed) where comparables are thin.
• Discretion required: owners prefer no public price, fewer inspections, and qualified buyers only.
• Interstate & sight-unseen demand: lets buyers present strongest terms up front to beat travel delays.

When EOI is not ideal

• Price-sensitive family stock where buyers expect a transparent guide and filter by budget bands.
• Low inventory of comparables and low buyer depth—risk of fewer, lower-confidence offers.

How Jasmine runs EOI (seller-protective steps)

1. Foundation work: discreet buyer targeting, premium visuals, and a clear EOI pack (terms template, building/pest access notes, contract sample).
2. Qualified enquiry only: finance-prep screening and private viewings (no open homes).
3. Deadline & rules: written cut-off (usually 7–14 days). Buyers submit price and conditions in one document.
4. Offer grading matrix: compare price, finance strength, building/pest risk, inclusions, settlement, special conditions.
5. Final round (optional): if close, invite best & final improvements; then convert the winner to a signed contract promptly.

Seller safeguards

• No misleading pricing: keep statements accurate and evidence-based; avoid implying a guide you won’t accept.
• Document everything: use a standard EOI form; move accepted terms into a formal contract without delay.
• Pivot plan: if enquiry is light by day 7–10, switch to a price-anchored strategy and wider marketing.

Considering an expression of interest (EOI) sale in QLD? Jasmine compares EOI vs private treaty with a price guide for homes in Hervey Bay & the Fraser Coast, so you choose the path that delivers stronger offers and cleaner terms.

Short answer: A lender’s bank valuation is not an agent’s appraisal and is commissioned to protect the lender’s risk position. It’s typically more conservative and can come in below market-facing appraisals or even your contract price. If a shortfall occurs, you can: verify and challenge the valuation, extend the finance date, renegotiate price/terms, encourage the buyer to cover the gap with cash/LMI, or pivot to a backup buyer. Keep momentum until the contract is unconditional.

Valuation ≠ appraisal (know the difference)
Bank valuation: point-in-time assessment for credit risk, instructed by the lender, often using panel valuers, conservative assumptions and mid-range comparables.
Agent appraisal: evidence-based estimate of likely sale price with full marketing exposure, competition and presentation effects. Appraisals can reflect premium outcomes that a lender’s valuation won’t credit.

What typically happens next

1. Buyer alerts their broker/bank: finance approval stalls due to a valuation shortfall.
2. Re-check the evidence: share Jasmine’s valuer pack (best comparables, upgrades list/receipts, floor plan, land/site notes) to support a review.
3. Time pressure: under many REIQ finance clauses, the buyer must confirm or terminate by the due date. Extensions require agreement—confirm exact wording with your solicitor.

Your options (seller-side)

• Request a valuation review (via the buyer’s broker): submit stronger comparables and upgrade evidence; ask if a desktop or second valuation (different panel) is possible.
• Negotiate the gap: preserve price and sweeten terms (bigger deposit/shorter conditions), or share part of the shortfall to save a premium result.
• Extend the finance date: allow time for lender switch, LMI, or loan restructure—get any extension in writing.
• Encourage a cash top-up: buyer bridges the difference; LMI may enable higher LVRs if policy allows.
• Activate backup interest: maintain private inspections and keep hot buyers warm so you can switch quickly if finance fails.

Jasmine’s playbook

1. Immediate triage with the buyer’s broker to pursue a review/second valuation while keeping buyer confidence high.
2. Seller strategy call to weigh small concession vs. time cost vs. probability of a better replacement offer.
3. Parallel path: keep qualified underbidders warm; invite a backup offer letter so you’re ready if the deal collapses.

Dealing with a low bank valuation in QLD? Jasmine helps sellers in Hervey Bay & the Fraser Coast with review requests, extensions, re-pricing and backup-buyer strategies to keep your sale on track.

Short answer: Pets aren’t a deal-breaker, but signs of pets (odour, hair, damage, noise) can shrink your buyer pool and reduce perceived value. The safest play is a pet-free inspection plan: remove pets for opens/privates, deep-clean, hide evidence, and repair wear so the home presents neutral and fresh.

Before photos & launch

• Deep clean + deodorise: steam-clean carpets/rugs, mop hard floors, wash soft furnishings, and ventilate. Use enzyme cleaners for accidents; avoid heavy fragrances that suggest masking.
• Repair & refresh: patch scratches on doors/skirting, replace chewed handles, repaint scuffed walls, re-screen clawed flyscreens.
• Hide the clues: remove beds, bowls, crates, scratching posts, litter trays; store toys/food; declutter pet photos in the main living shots.
• Garden tidy: fill dig spots, repair lawn, remove droppings before every viewing; check fences/gates present well.
• Strata note (units/townhouses): have body-corporate pet by-laws and approvals handy for buyer confidence.

On inspection day

• Relocate pets (neighbour, pet day-care, quick car trip with AC) for the duration of opens and private appointments.
• Last-minute freshen: quick vacuum, lint-roll sofas, empty litter, open windows 20–30 minutes if weather permits.
• Safety & comfort: never confine anxious pets on-site; it risks escapes, bites or negative buyer experiences.

If buyers ask about pets

• Be factual: “Yes, we have a small dog; carpets were steam-cleaned, and scratched trim was repaired.” Provide receipts if you’ve done professional cleaning.
• Allergy reassurance: outline cleaning steps; consider an extra post-contract deep clean if it helps close the gap.

Jasmine’s playbook

1. Photo day is 100% pet-free with a full freshen and pet items removed from frame.
2. Scheduled inspections in tight windows so pet relocation is easy and predictable.
3. Quality control checklist before each viewing (odour, lint, garden, litter).

Selling a house with pets in Hervey Bay & the Fraser Coast? A pet-free inspection plan, deep clean and minor repairs help you avoid turn-offs and protect your sale price.

Short answer: Treat sight-unseen and interstate offers like any other—verify the buyer, control risk with the right conditions, and keep momentum. In QLD, you can safely accept these offers by requiring strong terms (proof of funds, meaningful deposit), clear due-diligence windows (building/pest, strata/body-corp, finance), and precise remote-settlement logistics.

Step-by-step seller checklist

1. Verify the buyer & funds: request proof of funds/finance pre-approval (letter or broker email) and have your solicitor handle VOI (verification of identity) checks.
2. Set a solid deposit: use a meaningful trust deposit (often 5–10%) payable quickly after contract execution to show commitment.
3. Lock in due-diligence conditions: building & pest, finance, and (for units) body-corporate disclosure. Set concise timeframes so your campaign momentum isn’t lost.
4. Enable virtual diligence: offer high-quality video walk-throughs, measurements, and live FaceTime/Zoom tours; supply recent rates, services, and upgrade receipts.
5. Clarify “seen vs unseen” risk: include wording that the buyer relies on their own inquiries and reports (not informal statements). You still must disclose known defects—don’t mislead.
6. Plan remote settlement: confirm e-signing, bank transfers and PEXA/e-conveyancing with your solicitor; align key handover, meter readings and cleaner/gardener timing.
7. Time-zone cadence: coordinate offer deadlines and counter-signing windows (QLD business days) so conditions don’t drift.

Terms Jasmine recommends for interstate/sight-unseen buyers

• Evidence-based price & timeline: use comps and enquiry stats to keep negotiation grounded and fast.
• Decisive dates: short, realistic B&P/finance periods; sunset dates on special conditions.
• Communication rhythm: scheduled updates (e.g., 48-hour marks) to prevent “cold feet.”
• Optional sweeteners: early access for measuring (supervised), or a modest credit at settlement if a small issue is confirmed—avoid wholesale price drops.

For units/townhouses (extra docs)

• Body-corporate disclosure, levies, insurance, sinking-fund balance, recent minutes, any special levies/works.
• By-laws (pets, short-stay, renovations) and any approvals relevant to the buyer’s intended use.

Why this works in Hervey Bay & the Fraser Coast

Our region attracts relocators and coastal lifestyle buyers. Jasmine’s process—live video tours, rapid docs, and tight condition dates—keeps interstate interest hot while protecting your position.

Handling sight-unseen offers in Hervey Bay & the Fraser Coast: verify funds, keep clear conditions and use virtual tours to convert interstate buyers at a strong price.

Short answer: Treat auction day like a launch, not a finish line. Lock your reserve strategy, paperwork and team roles in advance, then run a tight on-the-day plan for inspections, bidder momentum and post-auction negotiation (if needed).

Seller’s auction-day checklist (QLD)

1. Reserve price & strategy: set a written reserve with Jasmine using live buyer feedback, comparable sales and campaign metrics. Pre-agree thresholds for vendor bids and breakpoints for pausing/negotiating.
2. Contract pack ready: your solicitor/conveyancer to finalise the auction contract, disclosures, any special conditions and settlement terms (e.g., 30/45/60 days). Have copies available for bidders pre-auction.
3. Deposit & terms: confirm deposit amount (often 5–10%) and how it will be paid on the fall of the hammer (trust account, EFT limits). Ensure ID and signing logistics are in place for quick execution.
4. Pre-auction offers plan: decide in advance when/if you’ll entertain offers and how they’ll be handled (deadline, best-and-final, or proceed to auction).
5. Presentation & access: spotless home, blinds open, all lights on, temperature comfortable. Clear driveways/kerbside for crowd and auctioneer positioning; secure valuables and pets.
6. Bidder enablement: provide late-minute information buyers commonly ask for (rates, recent works/receipts, building/pest access notes). Direct last-look private inspections to Jasmine’s team.
7. Auction brief: align with Jasmine and the auctioneer on opening remarks, increments, when to use vendor bids (if applicable) and the hand-signal for a pause/private consultation.
8. During the call: keep calm and out of sight lines. Jasmine manages bidders, increments and tempo, escalating to a reserve-meeting declaration when appropriate.
9. If passed-in: negotiate first with the highest bidder in a private setting. Use Jasmine’s structured post-auction play (price anchors, terms trading, timed callbacks) to convert.
10. If sold under the hammer: buyer signs contract immediately and pays the deposit. Confirm settlement date, inclusions/exclusions and key handover steps.

QLD specifics to remember

• Auctions are typically unconditional on the fall of the hammer (no cooling-off). Buyers should have finance and due diligence arranged in advance.
• Standard auction conditions must be displayed prior to the auction; bidders are addressed by the auctioneer before bidding commences.
• Vendor bids may be used in accordance with the announced conditions and are called out by the auctioneer.

How Jasmine maximises your outcome

• Launch-week surge: concentrated buyer callbacks, last-look inspections and social re-targeting to lift attendance and urgency.
• Bidder choreography: clear increments and tempo control to keep competitive tension without alienating bidders.
• Conversion safety net: if passed-in, Jasmine’s structured top-bidder negotiation frequently achieves reserve-level or better terms the same day.

Preparing for auction day in Queensland: set a data-driven reserve, have contract and deposit logistics ready, and use Jasmine’s auction playbook to convert competition into the best price.

Short answer: Selling during a separation is common. In Queensland, both owners (if named on title) usually need to sign the Form 6 agent appointment and the contract. A clear price range, simple ground rules, and neutral communication keep the process calm and fair.

1) Do both of us have to agree to sell?

If both names are on title, you’ll both sign the agent appointment (Form 6), marketing approvals, the contract of sale and settlement instructions. If only one person is on title, the non-owner may still have rights under family law—your solicitors will guide the process.

2) Should we get an appraisal first?

Yes. A suburb-specific appraisal gives you a realistic price range, an estimated timeline, and a focused “fix-only-what-matters” list. It also reduces disputes because you’re working from data, not emotion.

3) What documents will speed things up?

• Recent rates notice and loan balance/statement
• IDs for both parties (your conveyancers will advise what’s needed)
• Body corporate info (if strata), tenancy agreements (if rented)
• Receipts for major improvements/repairs and insurance details

4) Are there tax issues when selling during separation?

The family home is usually CGT-exempt (main residence). If it’s been rented or used to produce income, partial CGT may apply. See the ATO on the main residence exemption and on the relationship-breakdown rollover. Get personal advice from your accountant.

5) What if we disagree on price or offers?

We keep the process neutral and structured: both parties receive the same updates at the same time; all offers are presented to each of you; advice is based on comparable sales and buyer feedback. If you can’t agree, your solicitors can resolve it under your family-law framework. See the court’s overview of property and financial orders.

6) What if one person refuses access for photos or inspections?

That’s common. We can agree a written schedule around work, kids and pets, use private appointments if needed, and confirm access windows in writing so no one feels pressured.

7) How are proceeds divided?

Distribution happens via your solicitors according to your agreement or orders (not by the agent). For general guidance, Legal Aid QLD explains options for property settlement after separation.

8) Can one of us buy the other out instead?

Yes. Typical steps: independent appraisal → agree on market value → refinance to one party → pay out the other at settlement. This avoids marketing costs and can be faster if both agree.

9) What should we fix (without overspending)?

• Professional clean, garden tidy, minor repairs, and declutter
• Touch-up paint only where it photographs poorly
• Targeted staging if rooms are vacant or hard to visualise

10) How long will it take in the Fraser Coast?

Timing depends on property type, suburb demand and competition. Many separation sales prioritise a clean, timely result over pushing to the last dollar; we’ll show the trade-offs before you choose a strategy.

11) How do you keep things neutral?

• Separate communication channels if preferred
• Every offer in writing to both parties
• Data-led price feedback (comps, buyer behaviour, days-on-market)
• Documented approvals for marketing, photos and open-home times

12) When should we talk to an agent?

Sooner than you think. A no-obligation appraisal will clarify price, equity, next steps, and whether a buyout is feasible. If you need a solicitor, start with the Queensland Law Society’s Find a Solicitor.