About e-conveyancing
You can use the e-conveyancing (PEXA) platform to lodge Form one and Form two and to make the withholding payment. The e-conveyancing platform offers:
- a simpler streamlined process
- pre-populated information from the Workspace, saving time and minimising errors
- automatic creation and lodgment of Form two at the time of settlement
- direct payment to us at the time of settlement
- visibility for suppliers and their representatives of when forms and payment are made, and the information provided to us.
You can watch the PEXA WebinarExternal Link on YouTube for further details on how to lodge the forms.If you're unsure of how to complete this form after reading these instructions, or you have any issues, support is available when lodging by:
- phoning us on 13 28 66 (Fast Key Code 3 4)
- contacting the PEXA Support CentreExternal Link by phoning 1300 084 515 or emailing support@pexa.com.au.
Completing Form one
We have information to help you in completing Form one: GST property settlement withholding notification.
Create the form
The Create GST Forms button will appear for the Incoming Proprietor role when the Transfer is at prepared status.
On the ATO panel of the summary page, select:
- Create GST withholding forms or alternatively select ATO on the left-hand panel.
- Create GST property forms button, this will bring up the details of Form one.
Completing the Contact details section
Most of the Contact details will be pre-populated. You will need to:
- check the contact details
- change or populate any missing information.
Purchaser or their representatives must provide contact details. This allows us to contact you to resolve any issues and process the form faster.
If you provide your email address, we will email you a copy of the notification confirmation.
Completing the Property details section
Select Add property to add in the property that is being purchased.
Most of the Property details will be pre-populated. You will need to:
- check the property details
- change or populate any missing information.
If a field has not been pre-populated, the field will be highlighted in red, and you will need to populate the missing details before you can progress.
In the property details section, you will need to enter the Total withholding payment (rounded down to the nearest dollar). This can be located in the supplier notification.
You can enter up to 10 properties on Form one in E-conveyancing, but this is only recommended where:
- you have purchased multiple properties under the one contract, and
- the properties are all settling on the same day.
If there are more than 10 properties to be entered on the form, you need to complete and lodge another set of forms via our website.
Completing the Purchaser details section
Select Add purchaser to add in the entity that has purchased the property. You can add up to 10 purchasers.
Most of the purchaser details will be pre-populated. You will need to:
- check the purchaser details
- change or populate any missing information if required
- enter the percentage of ownership in the purchaser details section.
You can enter up to 10 purchasers on Form one in E-conveyancing.
If there are more than 10 purchasers, complete and lodge the form with details of 10 of the purchasers. Wait 48 hours then phone us on 13 28 66 (Fast Key Code 3 4) to provide the additional purchaser details. You need to wait 48 hours after the form has been lodged so we can process it.
You're not required to provide your Australian business number (ABN) or tax file number (TFN) but providing them helps us identify the purchaser in our records. This means we can process your form faster.
Enter the percentage of the property the purchaser will legally own. This is usually in the property transfer form or equivalent in your state or territory. Only use whole percentages.
If there are:
- tenants in common – enter the defined share in the property. For example, if purchaser one has 25% then purchaser two has 75%
- joint tenants – enter an equal share in the property. The total ownership percentage must equal 100%. For example, if there are
- 2 purchasers – enter 50% for each purchaser
- 3 purchasers in the property transaction – enter the following details in the form
- purchaser one 33%
- purchaser two 33%
- purchaser three 34%
- 4 purchasers – enter 25% for each purchaser.
Complete the Supplier details section
Select Add supplier to add the entity that has sold the property as per the supplier notification.
You can select a supplier that is pre-loaded in the workspace or manually enter in a supplier.
If you have selected a pre-loaded supplier in the workspace, you will need to:
- check the supplier details are correct
- change or populate any missing information if required
- enter in the proportion of the withholding amount that is provided in the supplier notification (rounded down to the nearest dollar)
If you are entering in a supplier that is not in the workspace, select Other and manually enter the details.
The supplier details are for the entity liable to pay the GST on the supply of the property. If there are multiple suppliers, all of them must be listed on the form.
The supplier details may be different to the vendor on the contract or the registered proprietor on the certificate of title, for example, if the vendor is part of a GST group or under external administration.
For partnerships, enter the name of the partnership. You don't need to list individual partner's names on the form.
If there are more than 10 suppliers, after lodging this form, you must lodge additional copies of Form one until you have included all suppliers. Any additional GST property settlement withholding notification forms must be lodged via our website.
Completing the Declaration section
You will need to tick the Declaration on the Form one to enable the form to be lodged.
Completing Form two
You will receive a prompt asking, 'Would you like PEXA to lodge Form two on your behalf at settlement?'
There is a Yes or No button that you are required to select.
You will need to select Yes if you want Form two to be lodged automatically to us at settlement. If you selected No, you will need to manually lodge Form two at the time of settlement via our website.
You will need to tick the Declaration on the Form two to enable the form to be lodged.
Select Save.
After selecting Save, you will be taken back to the ATO panel of the summary page where:
- Form one will have a status of 'Prepared'
- Form two will have a status of 'Pending Form one Lodgment'.
To Lodge Form one, select Actions, then select Lodge.
Between 24–48 hours before settlement, you will receive a prompt to:
- confirm that no details have changed
- lodge Form two at settlement.
Ensure all the details entered on Form one: GST property settlement withholding notification are correct, including the spelling of names, supplier details and address details and the total withholding amount. If any of the details are incorrect (excluding the expected settlement date) you need to cancel Form one via the PEXA platform and re-lodge a new Form one.
After you have confirmed all details were lodged correctly, select No to have Form two automatically lodged at settlement.
If you have selected No, there will be 2 forms displayed on the ATO landing page as well as on the summary page (under the ATO banner).
If you provide your email address, we will email you a copy of the payment confirmation.
We will send an email to you or contact you if we have not received either Form two or the payment. You will need to follow the instructions in the email to lodge Form two or make the payment to us.
Make the withholding payment to us
If the Form one and Form two were lodged through e-conveyancing, you or your representative will electronically transfer funds to the platform and the withholding payment will be made directly to us.
See Payment options – e-conveyancing for more information.