Public lodgement process for duty matters

Background information

Public lodgements are made through Duties Online. We cannot accept hard-copy documents.

You can make a public lodgement if you are not using a solicitor, conveyancer or other professional service. Public lodgement is intended for straightforward matters. Some transactions may be complex and require professional assistance.

Public lodgement lets members of the public lodge: 

• duty transactions
• trust declarations
• refund applications.

Not all land transactions can be lodged through public lodgement. If your transaction involves monetary consideration, you must use a solicitor or conveyancer. See the Victoria Land Registry information about how to lodge.

For land transfer duty, lodge your transaction as early as possible before settlement. If you lodge close to settlement, we may not be able to assess and certify the transaction in time.

For declarations of trust, you must lodge the trust deed and pay any duty within 30 days of the date the deed is executed.

Public lodgement is not available to professional users registered for Duties Online.

Learn more about public lodgement.

Step 1: Start a lodgement

Start a new public lodgement in Duties Online using a valid email address.

• If you are starting a new lodgement, enter your email address to begin.
• If you are resuming a saved lodgement, enter your email address and reference ID.
• Your reference ID can only be used for one lodgement.
• Use the ‘Forgot your reference ID’ option to have your reference ID sent to your email address.

Land transfers

When you start a land transfer lodgement, you will be asked to activate your registration and create a password. You will use this password for ongoing access to Duties Online for your lodgement. You will still use your reference ID to resume a saved lodgement.

Trust declarations and refunds

You can start a trust declaration or refund lodgement using your email address. To resume a saved lodgement, enter your email address and reference ID. Creating a password is not required.

Step 2: Identify the lodgement category and prepare your supporting documents

Identify the correct lodgement category and prepare your supporting documents before you lodge.

Once you start your lodgement, you will see a list of the relevant supporting documents for your reference.

Land transfer lodgements

Transfer between spouses/domestic partners

This is a transfer between persons who are married to each other or who are domestic partners where no other person is entitled to take an interest in the property under the transfer. The transferee(s) and transferor(s) must be natural persons (not a company or trust). We also have a guide for spouse or domestic partner property transfers.

You must provide: 

• the transfer of land document
• a court order or a binding financial agreement, if applicable.

Gift between related parties

You must provide: 

• transfer of land document
• valuation as at the date of the transfer
• notice of acquisition.

Transfer between related parties without concessions

You must provide: 

• a covering letter
• transfer of land document
• contract of sale (optional)
• valuation
• notice of acquisition.

Transfer between unrelated parties without concessions

You must provide: 

• covering letter
• transfer of land document
• contract of sale
• notice of acquisition.

Transfer between related parties with concessions

You must provide: 

• covering letter
• transfer of land document
• contract of sale, including special conditions excluding vendor’s section 32 statement
• proof of payment of purchase price
• valuation as at the date of contract and the date of transfer
• notice of acquisition.

Transfer between unrelated parties with concessions

You must provide: 

• covering letter
• transfer of land document
• contract of sale, including special conditions excluding vendor’s section 32 statement
• notice of acquisition.

Family farm transfer to relatives (natural person only)

You must provide:

• covering letter
• contract of sale (if applicable)
• transfer of land document.

Change in the manner of holding from tenants in common in equal shares to joint proprietors or vice versa

You must provide:

• transfer of land document
• certificate of title.

Deceased estate

You must provide:

• covering letter
• transfer of land document
• contract of sale, including special conditions excluding vendor’s section 32 statement
• will and probate/letter of administration
• inventory and distribution statement, if applicable
• certificate of title
• court order, if applicable.

Duty refund

Complete the online Duties Refund Form. You must then print and sign it so it is ready to upload along with documents that prove the applicant’s eligibility for a refund (refer to the form for specific instructions).

Declaration of trust

For a declaration of trust to be lodged for assessment with us, it must not contain identified or dutiable property, and it must have been executed in Victoria. All deeds relating to the declaration of trust must have been signed and dated by all the relevant parties involved in the trust.

You must provide an electronic copy of the original executed trust instrument. The Digital Duties Form is not required.

Other transactions not listed above

You must provide:

• transfer of land document (where applicable)
• other supporting documents for your particular transaction as outlined in the Evidentiary Requirements Manual.

Step 3: Complete your Digital Duties Form (land transfers only)

• Use the email address and password you have created to log in to Duties Online.
• Select 'New form' to start your Digital Duties Form.
• Complete your Digital Duties Form.
• Once the Digital Duties Form has been reviewed and signed by all parties, you can resume and submit your lodgement (see Step 4).

Trusts and refunds

You do not need to complete a Digital Duties Form. Go to Step 4.

Step 4: Resume and submit your lodgement

Use the lodgement reference ID that was emailed to you to resume your lodgement and upload your supporting documents.

Before you submit your lodgement:

• check the accuracy of the data you have provided
• check the documents you have uploaded
• ensure you hold funds for paying duty.

When you submit your lodgement, the ‘Your forms’ screen will display ‘Claimed’ under ‘Status’ on the far right of your screen. Your access to the lodgement ends after you submit.

If you decide not to proceed, you can abandon your lodgement by selecting ‘Abandon and start over’.

Next steps

We will assess your lodgement and email you a notice of assessment. If duty is payable, see pay your land transfer duty assessment notice.

You can register the transfer with Land Use Victoria after you have paid the duty.

Allow 60 days for a decision on refund applications.

If you realise you have missed a document after submitting your lodgement, contact us and quote your reference ID.