Know What is a Caveat Law, and How Long Does a Caveat Last?

February 3, 2023    propertylawyersperthwide
Know What is a Caveat Law, and How Long Does a Caveat Last?

A caveat in Australia is a form of statutory injunction (a form of special court order) that falls under the Real Property Act 1900. It helps prohibit the registration of plans and also dealings on a land title. You can consider the caveat as a law and form of warning that is placed on the land title.


Before you hire lease dispute lawyers, you must know that a caveat can help inform the public of the interest that a company or individual has in land or property. This is an effect that helps prevent the other parties from registering differing interests. In any caveat, the caveat is the party who lodged the caveat. In this guide, you’ll learn more about the caveat law and learn how long it lasts.

How Long-Lasting is a Caveat?

As per the New South Wales Land Registry Services (NSW LRS), a caveat usually lasts for 21 days from the date the notice is served. But a caveator can also choose to extend their caveat and decide how long the caveat will last before the 21-day period ends. To be able to do so, the caveator has to acquire and also lodge a supreme court order to get the extension.

How Do You Remove a Caveat?

After a caveat has been successfully lodged against a property, a notice will be sent by the Registrar General to the registered owner. When you get the notice of a caveat, this will indicate that the other party will claim the interest or estate in your land.


If you are a registered owner, you will have the following caveat dispute resolution methods:

  • You can apply to the Australian Supreme Court for a removal order if the caveat has been placed without any reasonable care. If you succeed in your application, the court might order the caveator to pay compensation to people who suffered financially.
  • You can also lodge a Withdrawal of Caveat Form with the LRS of your state. The caveator or even the caveats dispute lawyer can sign the form. But you must know that a lodgement fee is involved, and the finished form can be lodged with the LRS.
  • After lodging the application for the preparation of lapsing notice as the registered land owner or on your behalf, you must also pay a lodgement fee for this specific form.
  • When you register another deal, it can help satisfy the interest.
  • You can also choose to withdraw the caveator.

At What Time Does a Caveat Lapse?

Some of the situations where a caveat can lapse will consist of the following:

  • A caveat can also lapse via lodgement by the LRS of your state and by registering a deal. This is the time when the estate or the interest that the caveator claimed is usually satisfied.
  • The caveat will lapse if the following procedure is completed:
  1. When the 08LX preparation of the lapsing notice was lodged by the registered interest or the owner, the lodgement fee must also be paid.
  2. A party must lodge with the relevant form, and the lodgement fee must also be paid. With the help of this, the caveat may lapse partially or entirely.


If a specific form is involved in the caveat, it will either partially or entirely lapse 21 days prior to that notice date. As per the Real Property Act 1900, there are specific rules for notices. It can also be extended by lodging an Order of the supreme court by the relevant caveator. Before hiring the services of WA property lawyers, you must know that if a caveat lapses without proper care, the caveator will be compensated.

What is the Legislation That Takes Care of Caveats?

In every Australian state and territory, caveats are usually governed by multiple legislation and also offices. In the ACT, the legislation is Land Titles Act 1925 (ACT), and the office is ACT Land Titles Office. In New South Wales, the legislation is Real Property ACT 1990 (NSW), and the office is NSW Land Registry Services.


In Queensland, the legislation is Land Title ACT 1994 (QLD), and the office is QLD Titles Registry Office. In Southern Australia, the legislation that governs caveats is Real Property Act 1886 (SA). The office is SA Land Services & Land Titles Office.

What Will Happen if a Caveat is Lodged Without Any Reasonable Cause?

If it is seen that a caveat has been lodged without any reasonable cause, the caveator will need to compensate the person who suffered financially due to the caveat lodgement.

What Are the Reasons to Lodge a Caveat?

If you have an interest in land or an estate via which the registration of another dealing cannot safeguard, you can choose to lodge a caveat to protect your legal position. This is also called caveatable interest and ensures that you have a proper interest when lodging the caveat.


Caveat interests will include the following:

  • A transfer
  • An equitable or registered mortgage
  • A purchaser who is under an agreement for sale
  • Tenant
  • Registered protector
  • Last but not least, contractual rights


Every Australian state and territory is known to have an individual system to lodge caveats. For instance, in WA, the Real Property Act 900 usually governs the caveats. When any caveat is lodged at the LPI (Land and Property Information), it can help effectively prevent the registration of more dealings on the property’s title until the following criteria are met:

  • The caveat has lapsed
  • The caveator has formally withdrawn the caveat
  • The caveat is removed due to a court order
  • The caveator consents to a different registration that deals with a property’s title.

What Are the Details Needed by a Caveat?

In Australia’s WA, when you lodge a caveat, you must include the following: Your name, residential address, and registered office will also include the address where notices can be served.


The name and address of the specific registered owner are recommended to complete a title search to ensure that the information is appropriate. The reference details are relatable to the caveat. A verified statutory declaration The specifics of the equitable or legal estate of interest. Signature of either the caveator, caveat lawyers, or an agent of the caveator.

What Will Happen If You Improperly Lodge a Caveat Without Any Caveatable Interest?

Only an individual who has a caveatable interest will be able to lodge a caveat. It will be a serious matter if you lodge a caveat without any proper or reasonable cause. When deciding whether there was a valid clause or not, the specific Australian court will look at whether the concerned caveator has an honest belief that they had such an interest based on specific grounds.


But if it is found that the caveat has been incorrectly lodged, it is likely to be removed from the Register. Due to this, the court might order you, the caveator, to compensate any individual who suffered from financial loss due to your improper caveat. Caveat lawyers Perth are usually involved in such cases, especially when there is a financial loss. Contact Property Lawyers Perth


If there are lease and caveat disputes over a caveat, you might as well hire a reputed caveat lawyer. When you type property lawyers, you can select Property Lawyers Perth. They are one of the best law firms that can provide you with the best caveat lawyers capable of solving your caveat issues.

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