Note: Only access these forms from this web page or the PEXA platformOpens in a new window. This will reduce issues if you attempt to lodge another way.
Lodge via e-conveyancing
By lodging Form one, Form two and making the withholding payment via e-conveyancing (PEXA), it 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 the ATO at the time of settlement
- suppliers and their representatives visibility of when forms and payment are made, and the information provided to the ATO.
How to prepare Form one
Completing Form one
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
The Contact details will be pre-populated. You will need to:
- check the contact details
- change or populate any missing information.
Completing the Property details section
Select Add property to add in the property that is being purchased.
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. This can be located in the supplier notification.
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.
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.
Complete the Supplier details section
Select Add supplier to add the entity that has sold the property as per the supplier notification.
You will need to:
- check the supplier details
- change or populate any missing information if required
- enter in proportion of withholding amount that is provided in the supplier notification
You can select Other if the supplier details are not in the workspace and manually enter the details.
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 the ATO at settlement. If this button is not selected, you will need to manually lodge Form two at the time of settlement via the ATO website.
If you have selected Yes, there will be 2 forms displayed on the ATO landing page as well as on the summary page, under the ATO banner.
The ATO will send an email to you or contact you if we have not received Form two or the payment. You will need to follow the instructions in this email to lodge Form two or make the payment to us.
You can watch the PEXA WebinarOpens in a new window on YouTube for further details on how to lodge the forms.
Lodging via our online form
Step 1: Complete and lodge Form one
Lodge now – Form one: GST property settlement withholding notificationForm one notifies us that a purchaser has entered into a contract and has a withholding obligation.
You can complete and lodge Form one any time after the contract has been entered into and you have a written notification from your supplier. You can lodge up until the due date for payment of the withholding amount – this is usually settlement or the first instalment date.
If entering into a contract before 1 July 2018 and settlement is after 30 June 2020 enter a contract date of 1 July 2018 to allow the form to be lodged.
Refer to How to complete Form one.
Step 2: Complete and lodge Form two
Lodge now – Form two: GST property settlement date confirmationForm two confirms the settlement date and attaches the withholding liability onto the purchaser's account.
Complete and lodge Form two for:
- a standard land contract, either
- within 2 business days before settlement
- on the day of settlement
- on the next business day after settlement
- an instalment contract – when the first instalment is paid.
Refer to How to complete Form two.
Step 3: Make the withholding payment to us
Make the withholding payment to us for:
- a standard land contract – on the day of settlement
- an instalment contract – when the first instalment is paid.
Refer to How to pay the withholding amount.
For more information see: