Buying Off-the-Plan Land under the Land Sales Act 1984依《1984年土地銷售法》購買樓花土地

This chapter is confined to off-the-plan contracts for proposed land to which the Land Sales Act 1984 (Qld) applies. It does not apply to a proposed lot governed by the Body Corporate and Community Management Act 1997, the Building Units and Group Titles Act 1980 or the South Bank Corporation Act 1989. Those body corporate contracts are addressed in Chapter 7.本章只處理受昆士蘭《1984年土地銷售法》規管的擬議土地樓花契約；不適用於受《1997年業主法人團體及社區管理法》、《1980年建築單元及組合產權法》或《1989年南岸公司法》規管的擬議單元。該等業主法人團體契約於第7章處理。

6.1Land Sales Act buyer workflow《土地銷售法》買方流程

《土地銷售法》買方流程Land Sales Act buyer workflow

Independent contract reviewSeller,titleandapprovalsLockthestatutory確認法例適用賣方、產權及批准baseline獨立契約審查確定法定披露基準

Final title and readiness fileMonitorfurtherFinance,depositand最終產權及交割準備statementsbuffer交割及證據檔案監察進一步聲明融資、訂金及緩衝

Gateway discipline: confirm the Act applies before relying on its protections.門檻原則：依賴法定保障前，先確認該法例確實適用。

6.2Key contract risks主要契約風險

主要契約風險Key contract risks

• Broad seller rights to change dimensions, services, earthworks, retaining walls, estate works or staging.
• A long settlement window and limited buyer control over delay.
• Finance approval expiring before completion or a bank valuation shortfall.
• GST, transfer duty, foreign-buyer rules, FIRB and tax consequences.
• Construction and defect risk, particularly where the land contract and building contract are separate.

• 賣方廣泛更改尺寸、服務設施、土方、擋土牆、屋苑工程或分期的權利。
• 交割期長，買方對延誤的控制有限。
• 融資批准在完工前失效，或銀行估值不足。
• 商品及服務稅、轉讓印花稅、海外買方規則、FIRB及稅務後果。
• 建築及缺陷風險，尤其土地契約與建築契約分開時。

• Assignment restrictions and developer consent fees if the buyer needs to sell before settlement.

• 如買方需在交割前轉售，可能受轉讓限制及開發商同意費約束。

6.3The statutory gateway: only Land Sales Act contracts法定門檻：只限《土地銷售法》契約

法定門檻：只限《土地銷售法》契約The statutory gateway: only Land Sales Act contracts

The first question is whether the Act applies. Section 3 excludes a sale forming part of a large transaction and a sale arising from reconfiguration into not more than five lots. More importantly for this guide, the Schedule 1 definitions of “lot” and “proposed lot” expressly exclude land to which the BCCM Act, BUGTA or the South Bank Corporation Act applies. The statutory gateway must be answered before any Land Sales Act protection is relied upon.首要問題是該法例是否適用。第3條排除構成大型交易的銷售，以及由土地重劃為不多於五個地塊所產生的銷售。對本指南更重要的是，附表1對「地塊」及「擬議地塊」的定義，明確排除受BCCM法、BUGTA或《南岸公司法》規管的土地。依賴任何《土地銷售法》保障前，必須先確定法定適用門檻。

For a qualifying Land Sales Act contract, sections 10–14 regulate pre-contract disclosure, further statements and settlement; sections 17–19 protect purchase money in prescribed trust accounts; and Part 2 Division 4A restricts a seller’s use of a sunset clause. A seller may terminate under that statutory sunset regime only with the buyer’s written consent, a Supreme Court order or another prescribed pathway. Those restrictions do not apply to body corporate off-the-plan contracts.如契約符合《土地銷售法》適用門檻，第10至14條規管簽約前披露、進一步聲明及交割；第17至19條以指定信託帳戶保障購買款；第2部第4A分部則限制賣方使用日落條款。賣方在該法定日落制度下，只可在取得買方書面同意、最高法院命令或符合法規另訂途徑時終止。該等限制不適用於業主法人團體樓花契約。

6.4Define the product before reviewing the contract審閱契約前先界定產品

審閱契約前先界定產品Define the product before reviewing the contract

Within this chapter, the buyer may be acquiring a proposed vacant lot, an estate lot, the land component of a house-and-land package or a volumetric-format lot that is not governed by an excluded body corporate statute. A separate building contract may be commercially linked to the land contract, but it does not become a Land Sales Act contract merely because the documents were marketed together.在本章範圍內，買方可能購買擬議空置地塊、屋苑地塊、房地組合中的土地部分，或不受被排除業主法人法例規管的空間體積格式地塊。獨立建築契約可在商業上與土地契約相連，但不會僅因文件一併銷售而成為《土地銷售法》契約。

The first legal task is to map what must exist at land settlement: the registered title and plan, dimensions, access, services, easements, retaining work, fill and contours, estate covenants, approvals and promised incentives. If a separate building contract exists, its completion obligations and defaults must be mapped separately. Marketing language should be converted into enforceable obligations or identified as non-binding.首項法律工作是列明土地交割時必須存在的成果：註冊產權及圖則、尺寸、通道、服務設施、地役權、擋土工程、填土及等高線、屋苑契諾、批准及承諾優惠。如另有建築契約，其完工義務及違約後果須分開列明。銷售用語應轉化為可執行義務，否則須明確指出其不具約束力。

6.5Developer, land and approval due diligence開發商、土地與批准盡職調查

開發商、土地與批准盡職調查Developer, land and approval due diligence

A buyer contracts before the final product exists, so counterparty and approval risk deserve greater attention than in an established-property purchase. The file should identify the registered owner, developer, builder, guarantor and sales entity; confirm their contractual roles; and review material development approvals, staging conditions and infrastructure obligations.買方在最終產品尚未存在時訂約，因此交易對手及批准風險比既有物業購買更重要。檔案應確認註冊業主、開發商、建築商、擔保人及銷售實體，查明各自契約角色，並審閱重要發展批准、分期條件及基礎設施義務。

Searches may reveal mortgages, easements, resumptions, environmental constraints, flood or bushfire exposure, heritage controls and infrastructure charges. Approval does not guarantee commercial completion, and a reputable brand may not be the contracting party. Where financial capacity is material, the buyer should consider what security, guarantees or termination rights exist if the development stalls.查冊可能顯示抵押、地役權、徵收、環境限制、水浸或山火風險、文物控制及基礎設施費用。取得批准並不保證商業上必然完成，知名品牌亦未必是契約當事人。如財務能力屬重要因素，買方應考慮發展停滯時可依賴的擔保、保證或終止權。

6.6Disclosure documents and continuing disclosure披露文件與持續披露

披露文件與持續披露Disclosure documents and continuing disclosure

For a Land Sales Act proposed lot, the seller must give the statutory disclosure plan and statement—or an approved survey plan—before contract. The cadastral survey material should be compared with the proposed dimensions, orientation, contours, fill, retaining walls, services, easements, approvals and intended use. Community-title disclosure does not belong in this chapter and is addressed in Chapter 7.就《土地銷售法》擬議地塊而言，賣方須在訂約前提供法定披露圖則及聲明，或已批准測量圖則。地籍測量資料應與擬議尺寸、方向、等高線、填土、擋土牆、服務設施、地役權、批准及擬議用途比較。社區產權披露不屬本章範圍，於第7章處理。

Disclosure is not frozen at signing. If the disclosure plan was inaccurate or would no longer be accurate, section 13 requires a further statement at least 21 days before settlement. A buyer considering termination must establish material prejudice and comply with the strict notice period. Changes to dimensions, fill, retaining walls, access, easements or services can have substantial use, valuation and construction consequences.披露不會在簽約時固定不變。如披露圖則原有不準確或其後已不再準確，第13條要求賣方最遲在交割前21日提供進一步聲明。買方考慮終止時，須證明重大不利並遵守嚴格通知期限。尺寸、填土、擋土牆、通道、地役權或服務設施的變更，可對用途、估值及建築產生重大後果。

6.7Deposit protection and finance risk訂金保障與融資風險

訂金保障與融資風險Deposit protection and finance risk

Off-the-plan deposits are generally held in trust until settlement or lawful termination rather than released to fund the development. That protection does not solve valuation or finance risk. A lender may assess the completed property close to settlement, years after the buyer committed, and lend less than the buyer expected.樓花訂金一般由信託帳戶持有至交割或合法終止，而不是提前撥給開發商作發展資金。此保障並不能消除估值或融資風險。貸款人可能在買方訂約數年後、接近交割時才評估完工物業，並提供低於買方預期的貸款額。

The contract usually requires the buyer to settle regardless of valuation, interest-rate movement, exchange-rate change or loss of finance approval unless an express finance condition applies at the relevant time. Buyers should plan for deposit, duty, legal costs, adjustments, lender fees, fit-out and a valuation shortfall. Foreign buyers must separately confirm FIRB, tax and lending requirements.除非契約在相關時間設有明確融資條件，否則即使估值下降、利率或匯率變動、融資批准失效，買方通常仍須交割。買方應預算訂金、印花稅、法律費用、交割調整、貸款費、裝修及估值差額。海外買方另須確認FIRB、稅務及貸款要求。

6.8Sunset dates, delay and seller termination日落日期、延誤與賣方終止

日落日期、延誤與賣方終止Sunset dates, delay and seller termination

For a qualifying Land Sales Act contract, a sunset date is an outside date linked to registration, creation of title, settlement or another prescribed event. Since 22 November 2023, Part 2 Division 4A prevents automatic termination and restricts seller termination to the statutory pathways: buyer consent in writing after the required notice, a Supreme Court order, or another prescribed way. The restriction is confined to contracts within the Act.如契約符合《土地銷售法》適用門檻，日落日期是與圖則註冊、產權成立、交割或其他訂明事件相連的最遲日期。自2023年11月22日起，第2部第4A分部禁止自動終止，並把賣方終止限制於法定途徑：按規定通知後取得買方書面同意、取得最高法院命令，或採用其他訂明方式。該限制只適用於受該法例規管的契約。

Even where seller termination is restricted, delay can still expose the buyer to finance expiry, rent and accommodation costs, market change and uncertainty. The contract should be reviewed for extensions, force-majeure events, buyer termination rights, notice mechanics and the relationship between statutory long-stop provisions and contractual sunset dates.即使賣方終止權受限制，延誤仍會使買方面對融資失效、租金及住宿成本、市場變動及不確定性。契約須審查延期、不可抗力事件、買方終止權、通知方式，以及法定最長期限與契約日落日期之間的關係。

6.9Variations, inspection and settlement readiness變更、驗收與交割準備

變更、驗收與交割準備Variations, inspection and settlement readiness

Land-sale contracts often permit variations to plans, dimensions, services, earthworks, landscaping and staging. The review should distinguish changes required by authorities from discretionary commercial changes and identify every threshold, notice obligation, price adjustment or termination remedy. A broad variation clause does not displace the statutory further-statement regime where the Act applies.土地銷售契約常准許更改圖則、尺寸、服務設施、土方、園景及分期。審查應區分主管機關要求的更改與賣方酌情商業更改，並確認每項門檻、通知義務、價格調整或終止補救。如法例適用，廣泛修改權條款不會排除法定進一步聲明制度。

Before settlement, the buyer should compare the delivered product with the contract package, inspect for incomplete or defective work, confirm approvals and services, test inclusions, verify title and easements and obtain an updated valuation if required. Defects should be recorded precisely with photographs; the contract determines whether they justify delay, retention, rectification after settlement or no settlement remedy.交割前，買方應把交付產品與契約文件比較，檢查未完成或有缺陷工程，確認批准及公用設施，測試包含項目，核實產權及地役權，並按需要取得更新估值。缺陷應以照片準確記錄；契約決定其是否支持延期、保留款、交割後整改，或不構成交割補救。

• Arrange an independent building inspection where appropriate.
• Confirm occupancy and statutory approvals.
• Issue defect notices in the required form and time.

• 在適當情況下安排獨立建築驗收。
• 確認佔用及法定批准。
• 按指定形式及期限發出缺陷通知。

6.10Contract version-control worksheet契約版本控制工作表

契約版本控制工作表Contract version-control worksheet

An off-the-plan file can accumulate a reservation form, initial contract, disclosure plan, specifications, colour selections, incentives, side letters and several change notices. The buyer should maintain a versioncontrol register showing the document date, parties, signature status, subject matter and whether the document changes price, dimensions, inclusions, timing or termination rights.樓花交易檔案可能累積預留表格、首份契約、披露圖則、規格、顏色選擇、優惠、附函及多份更改通知。買方應建立版本控制登記冊，列明文件日期、當事人、簽署狀況、主題，以及文件是否更改價格、尺寸、包含項目、時間或終止權。

The register should distinguish contractual documents from marketing material and identify any inconsistency requiring written clarification. Near settlement, the signed baseline and all valid amendments should be reconciled against the final title, approvals, inspection results and settlement statement. This process reduces the risk that an important promise remains only in an email or an outdated drawing.登記冊應區分契約文件與銷售資料，並標示任何須以書面澄清的不一致。接近交割時，應把已簽基準文件及所有有效修訂，與最終產權、批准、驗收結果及交割結算表核對。此程序可減少重要承諾只存在於電郵或過時圖則中的風險。

This chapter is general educational information, not legal, financial, tax, building or investment advice. Outcomes turn on the particular contract, title, survey plan, community management statement, applicable regulation module and the law in force at the relevant time. Obtain independent Queensland legal advice before signing a contract, waiving a condition, settling, or buying management rights. Where the English and Chinese texts differ, the English text governs. 本章僅提供一般教育資訊，並非法律、財務、稅務、建築或投資意見。法律結果取決於個別契約、產權、測量圖則、社區管理聲明、適用的規管模組，以及相關時間的現行法例。簽署契約、放棄條件、辦理交割或購買管理權前，應取得獨立的昆士蘭法律意見。如中英文本有異，概以英文為準。