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General questions

Technical transaction questions

How do I sign up?

Select 'Register' on our online application form and agree to the terms and conditions set out in the DOL notice of a special tax return arrangement.

Is there a fee to use this system?

No, but you must have access to the internet.

What are the benefits of Duties Online (DOL)?

  • You can process transactions from your office and take the Transfer of Land instrument directly to Land Victoria for registration once you finalise a transaction in the system.
  • DOL is available 7am-10pm on business days.
  • During business hours, support is available via dutiesonline@sro.vic.gov.au or 13 21 61.
  • DOL weekend access is available 9am-5pm except when otherwise advised by the State Revenue Office.

What is the difference between a DOL Duty Determination transaction and an SRO Duty Determination transaction?

A DOL Duty Determination is a transaction completed on-line, end to end, by the DOL user.

An SRO Duty Determination is a complex transaction requiring a duty calculation from the State Revenue Office before it can be finalised by the DOL user and lodged at the titles office.  

Am I required to store any documentation?

Yes. You must keep any State Revenue Office forms for five years. As outlined in DOL's terms and conditions, you can do this via hardcopy or electronic storage.

Who is liable if an issue occurs relating to a transaction processed in DOL?

The taxpayer is liable if underpayment of duty occurs. You, however, as a registered user who has agreed to DOL's terms and conditions, are required to source information correctly from your client and pay the State Revenue Office as specified in the terms and conditions.

What type of transactions can I process?

Land transfers

Transactions are listed under 'Nature of Transfer' in the Duties Online system.

Trusts

You can process discretionary, fixed and unit trusts over non-dutiable property in DOL. All other Declaration of Trust types are classified as 'complex' and must be lodged via an SRO Duty Determination.

What about the Digital Duties Form?

From 1 October 2018, it is compulsory to use our Digital Duties Form for all transactions, irrespective of the contract or transfer date. As data entered into the Digital Duties Form pre-populates into the Duties Online system, you only have to enter it once. You do not have to enter it separately into Duties Online.  

Before 1 October 2018, you had to use the form only for transactions with a contract or transfer date on or after 1 July 2017.

How do I pay the duty?

DOL offers three payment options:

  • EFT or BPAY – you must transfer the duty amount to our account within 24 hours of finalising a transaction, which means you must hold the duty amount in cleared funds at that time.
  • Cheque – we must receive your cheque within seven days of the date a transaction is finalised. If the payment is not received by then, your account may be suspended.

Our video demonstrates helpful steps for completing the payment process.

Do I need a trust account to use DOL?

No. DOL users do not need a trust account. The duty can be paid electronically by EFT or BPAY. If you pay by cheque, you need to have received the cheque from the liable party when the transaction was finalised. Do not bank the cheque into your own account. Post it and its remittance slip to us. We must receive the cheque within seven days of the date the transaction is finalised. 

How will Land Use Victoria know that duty has been paid?

When a user finalises a DOL transaction, electronic confirmation is immediately sent to Land Use Victoria. This confirmation allows the user to immediately lodge the land transfer.

Refer to SRO Bulletin D03-11 for more information.

How is duty payment confirmed for declarations of trust?

In the case of declarations of trust, registered users are required to print a certificate of duty once payment has been received by the State Revenue Office. The certificate acts as confirmation that the assessment and payment of the trust instrument has been made.

What if I need confirmation of duty payment for my clients?

Registered land transfer users can print a duty statement directly from DOL. For declarations of trust, this document is called a certificate of duty.

The duty statement will outline the transaction's relevant details, including a unique State Revenue Office transaction number. This statement can only be printed once the user has committed the duty payment in DOL.

Parties can rely on a duty statement as confirmation of the assessment and obligation to pay the duty.

Do I send the duty statement with the land transfer to Land Victoria?

No. The duty statement is for your records only or to give to your client. Land Victoria checks whether the duty has been assessed via the electronic verification mechanism and does not accept a duty statement as evidence.

If the transaction is an exemption, do I still need to select the 'Commit to pay' button?

Yes. You will not select a payment type, but the 'Commit to pay' button, which sends the transaction information electronically to Land Victoria.

What does 'total interest passing' mean?

This is the total proportion of the property being sold or transferred.

Can I process a related parties transaction?

Yes, as long as there are no exemptions or concessions involved other than a domestic partner or spouse exemption. You need an acceptable valuation or letter of appraisal. In cases where a letter of appraisal or sworn valuation of a property is expressed as a range, the lowest figure in the value range is accepted as the market value. For example, for a range between $100,000 and $125,000, the lowest point is $100,000 and this is accepted as market value.

Can I process pensioner concession applications?

Yes. You can process this transaction type with up to two applicants. If there are more than two applicants, you need to lodge via an SRO Duty Determination. We then make an assessment of the duty to be paid.

An automatic verification check with Centrelink will occur once you select 'Estimate'. If there is an issue with the verification of the card/s, an on-screen message will advise you what to do next.

Can I process transactions involving nominations – Form 6A?

Yes. You are able to process related parties sub-sale exemptions as well as unrelated party sub-sales as long as there are no options, land development or additional considerations involved.

What is the status of transactions?

Transactions will remain 'In progress' until you 'Acknowledge' them. When payment has been acknowledged, the transaction is classed as 'Finalised'. Once we have received payment, the transaction is classed as 'Completed'.

How do I search for a transaction?

  1. Select the 'Search' tab, select 'Transactions' and select 'All' from this line (or a specific status if you know which status the transaction is in).
  2. Enter relevant information in the appropriate field (e.g. transaction 2905186) and select 'Apply'.
  3. Double-select on the transaction number and its audit history appears. You can now select whichever tab is required.

How do I change or reset a password?

Reset your password via the ‘Reset your password’ functionality on the DOL login screen. You will then receive an email with instructions on how to reset your password. 

How do I add a new user or delete a user?

Only users with an administrator profile can make changes:

  1. Log in to DOL and select the 'Administration' tab.
  2. Select 'Amend registration' and select 'Edit registered users'.
  3. Select 'Add a new user' and enter the first name, surname and email address and select their roles and document types. Select 'Save'.
  4. Select 'Next' until you reach the 'Confirm' button.

Can I process transfers involving (dis-)aggregation?

Transactions involving (dis-)aggregation cannot be processed via a DOL Duty Determination and must be lodged for assessment via an SRO Duty Determination.

What if there is a rebate in the special conditions of the contract of sale?

DOL can process transactions involving special conditions such as rebates. If the goods statement makes mention of the rebate, even if it is only in a note and not fully calculated, it is acceptable to deduce from this the reduced dutiable value.

Water deductions (rare cases) cannot be processed in DOL.

Can I process a late transaction?

You can process transactions in DOL that have incurred late lodgement interest. When interest has been charged you must acknowledge the transaction because this locks in the estimated amount. The full amount of stamp duty plus interest charged must be paid within 4 days or you will need to re-estimate the transaction and additional interest may be calculated.

Are transactions involving valuations accepted in DOL?

Letters of appraisal or valuations can be accepted as long as they meet the criteria listed in the help text. The lower value may be chosen. It is not the responsibility of the DOL user to check the value, but it is good practice to alert the customer if the value appears understated, as we do run post-compliance checks for any undervalued property.

Can I process multiple exemptions (e.g. off-the-plan with Form 6A)?

Many combinations can be completed in DOL. If it is an allowed transaction, DOL will give you the option to progress. If it is not allowed, it will restrict you from continuing. 

Can I process transfers involving primary production land?

Primary production land can be processed if it is a straightforward transaction and parties are not seeking any exemption or deduction, other than a family farm exemption. Water entitlements cannot be completed in DOL and must be lodged for assessment via and SRO Duty Determination.

Can I process transactions involving water transfers?

No, this transaction cannot be completed in DOL and must be lodged for assessment via an SRO Duty Determination.

Can I process transactions involving a farming business?

If it is a family farm, it can be processed with an exemption. No other farming exemptions can be processed in DOL.

Can I process transactions subject to a lease?

Yes, these can be completed in DOL.

Can I process transactions involving a power of attorney if no power of attorney is included?

Yes, these transactions can be completed in DOL and no evidence of a power of attorney is required for our purposes.

Can I process transfers by mortgagees?

Yes, these can be processed in DOL.

Can I process transactions involving additional consideration in the nomination statutory declarations (Form 6A) for unrelated parties?

No, transactions involving additional consideration and Form 6A must be lodged via an SRO Duty Determination.

Once transactions are lodged and finalised in DOL, can they be cancelled?

Requests to cancel transactions and assessments in DOL will not be processed if a transaction is finalised or you have submitted an electronic lodgement on the basis that settlement has occurred. This is because the dutiable transaction, as evidenced by the information you have provided, indicates that there is a duty liability.

When can I lodge an objection for DOL transactions?

You cannot lodge an objection to a calculation or an estimate of duty. You can only lodge an objection once a transaction is finalised in DOL and an assessment is deemed to have occurred. All objections must be lodged within 60 days of the DOL transaction being finalised.