Quick answer
We write fast caveat loans on property in every Australian state and territory: Victoria, New South Wales, Queensland, Western Australia, South Australia, Tasmania, the ACT and the Northern Territory. The caveat is lodged with that state's land registry behind your bank. Loans run from $20,000 to $5,000,000, with $20k to $250k possible same day and up to $5m possible within 24–48 hours. A registered second mortgage is available where it suits better.
Key points
- Caveat loans are available on property in every state and territory.
- Each state runs its own land registry, so the paperwork differs a little; the loan works the same way.
- Speed comes from preparation (title, valuation, documents and exit) more than from the state.
- Same-day funding is possible for $20k to $250k; up to $5m is possible within 24–48 hours.
- Where
- Every state and territory
- Also available
- Registered second mortgage
- Loan size
- $20k – $5m
Search for a fast caveat loan from Sydney, Brisbane or Perth and you’ll find plenty of brokers promising one. Here’s the straight answer: we’re the lender, and we write caveat loans on property in every state and territory. The loan sits behind your existing bank mortgage, funds can land fast, and the caveat comes off when you repay.
Can you get a fast caveat loan anywhere in Australia?
Yes. Land Services Victoria describes a caveat as giving notice, once recorded, “that a third party might have rights over the property”, and every state’s land registry deals with caveats. Western Australia’s Landgate, for example, describes their purpose as being to “preserve and protect the rights of a caveator”.
In every state the loan is for business purposes, the security can be residential or commercial, the amount runs from $20,000 to $5,000,000, and the loan is measured in months rather than years, with a planned exit.
Where is the caveat recorded in each state?
| State or territory | Caveat loan available | Land registry |
|---|---|---|
| Victoria | Yes | Land Services Victoria |
| New South Wales | Yes | NSW Land Registry Services |
| Queensland | Yes | Titles Queensland |
| Western Australia | Yes | Landgate |
| South Australia | Yes | The Lands Titles Office (Land Services SA) |
| Tasmania | Yes | The state’s land titles office |
| ACT and Northern Territory | Yes | The territory’s land titles office |
Each state has its own caveat rules and forms, so the paperwork differs a little. As the owner, you consent to the caveat in the loan documents and we handle the lodgement in the right state.
Owners in every state can also use a short-term second mortgage, which can be cleaner on a larger or longer loan, or a first mortgage when the property is owned outright or the bank loan needs paying out. The comparison of every short-term structure has the full picture, and caveat loans outside Victoria goes into the interstate side in more depth.
Does the state change how fast it settles?
Rarely. The parts that take time are the same everywhere, and the registry step has gone digital in the biggest markets.
In New South Wales, all land dealings, caveats and priority notices have been lodged electronically since 11 October 2021, with no paper lodgement after that date. Queensland’s eConveyancing mandate, which started on 20 February 2023, covers caveats, mortgages and releases of mortgage among other dealings.
What actually decides how quickly money lands, in any state:
- Title: owners match the borrowers, and nothing unexpected is recorded.
- Value: the right type of valuation is ordered on day one.
- Documents: ID, ABN or ACN, existing loan statement, and trust or company documents if relevant.
- Exit: a clear, written account of what repays the loan and when.
- First lender: whether its contract needs a consent, checked early.
With those in hand, $20k to $250k is possible same day and up to $5m is possible within 24–48 hours. Our same-day caveat loan page explains what makes the fastest deals possible.
Property in any state and a deadline this week? Start a quick enquiry and tell us which state it’s in.
What if you own property in more than one state?
Plenty of business owners do: a home in Melbourne and a holiday unit on the Gold Coast, or a factory in Albury with a house across the river in Wodonga. Any of them can carry a caveat loan, so the best choice usually comes down to where the equity is deepest and which property gives the simplest deal.
- Most equity in one property? A caveat loan over that one is often the neatest route.
- One property owned outright? A first mortgage over it may support a larger amount.
- Not enough in either alone? Both can be offered together, with one released once the loan is repaid.
Tell us about every property you own on the enquiry form, not just the one you’re thinking of using. It often opens up a faster or larger option.
Two owners, one deadline: an illustrative comparison
Illustrative only. Invented businesses, round numbers, no rates.
Two owners each need $200,000 by Friday to pay an overdue supplier and secure the next order.
| Owner A | Owner B | |
|---|---|---|
| Property | Home in Geelong, Victoria | Home in Newcastle, New South Wales |
| Value | $900,000 | $900,000 |
| Owing to bank | $400,000 | $400,000 |
| Combined LVR with new loan | ≈ 67% | ≈ 67% |
| Structure | Short-term caveat loan | Short-term caveat loan |
| Registry | Land Services Victoria | NSW Land Registry Services |
| Exit | Large customer payment due in about three months | Large customer payment due in about three months |
Same need, same equity, same exit, same structure, both within the same-day range. The only difference is which registry records the caveat. Read more on our caveat loans page.
Wherever your property is, let’s see if you qualify
The question that matters is the same in every state: is there enough equity, and is there a clear way out? If the answer’s yes, a fast caveat loan is very likely within reach.
Tell us your situation in about 60 seconds. There’s no credit check when you first enquire, and we won’t pass your name around a crowd of lenders to see who bites. A real person reviews your property and timing and calls you back. Please be accurate on the form, especially the property’s address and state, what’s owing and the date you need the funds.
Frequently asked questions
Can I get a caveat loan in New South Wales?
Yes. We write caveat loans on NSW property. The caveat is lodged electronically with NSW Land Registry Services behind your existing bank loan, and funds can land the same day for $20k to $250k when the file is ready.
Is a caveat loan slower in some states?
Not in a way most borrowers notice. Every state relies on the same fundamentals: a clean title, a valuation, identity and entity documents and a clear exit. With electronic lodgement standard in most states, the registry step rarely slows a well-prepared deal.
Can a Queensland or Western Australian property be used for a caveat loan?
Yes. Property anywhere in Australia, residential or commercial, can secure a short-term caveat loan. We can also write a first or second mortgage where that suits the title better.
What if I own property in Victoria and another state?
Either can be used, and sometimes both. It comes down to where the equity is and which property keeps the deal simplest.
Do I need good credit for a fast caveat loan?
No. Bad credit and ATO debt are considered case by case. The equity in the property and a believable repayment plan count for more than a past credit problem.