Quick answer
Yes, we write caveat loans outside Victoria. For property in NSW, Queensland, WA, SA, Tasmania, the ACT and the NT, the loan sits behind your bank and the caveat is lodged with that state's land registry. Where a registered second mortgage gives a cleaner result, we can write that instead. Either way, $20k to $250k is possible the same day where everything lines up.
Key points
- We write caveat loans on property in every state and territory, not just Victoria.
- Same purpose everywhere: business funds against your equity with your bank loan left alone.
- Caveats and mortgages are lodged electronically in NSW, Queensland and WA, so the registry doesn't slow the deal.
- A registered second mortgage is available too, if it suits your title or your bank better.
- Loans from $20k to $5m, business purposes only, on residential or commercial property.
- Structure
- Caveat loan or second mortgage
- Where
- Every state and territory
- Your bank
- Stays in first place
Plenty of business owners in Sydney, Brisbane, Perth and Adelaide search for a “caveat loan” because it’s the term they’ve heard for fast money behind the bank. Good news: that’s exactly what we write. A short-term caveat loan is available on property in every state and territory, straight from the lender, from $20k to $5m.
Do we write caveat loans outside Victoria?
Yes. We write caveat loans on property in New South Wales, Queensland, Western Australia, South Australia, Tasmania, the ACT and the Northern Territory, as well as Victoria. The loan sits behind your existing bank mortgage, the caveat is lodged with the state’s land registry, and it comes off the title when you repay.
If your property is in Victoria, see caveat loans in Victoria. For how a caveat, an unregistered mortgage and a registered one differ, our unregistered second mortgage page has a side-by-side table.
What does a caveat loan do for you, whatever the state?
- It leaves your bank loan alone. Your first mortgage stays exactly where it is, with the same repayments.
- It’s fast. A caveat is a short, simple document, so the time goes into valuation, signing and exit evidence rather than the security itself.
- It’s short. These loans are measured in months, not decades, and are repaid from a sale, a refinance or a known payment.
- Getting out is routine. When you repay, the caveat is withdrawn and the title goes back to showing just the bank loan.
When is a registered second mortgage the better fit?
Sometimes a registered second mortgage gives a cleaner result than a caveat: a larger or longer loan, a bank that prefers a registered mortgage behind it, or a title that already carries other interests. It’s listed on the title by registration number and ranks by time of registration; Western Australia’s titles office spells that rule out. We’ll tell you which structure suits on the first call. More on that at second mortgage.
Is a caveat loan slower outside Victoria?
Not in practice. The registries in the biggest markets are digital:
| State | What the registry says about electronic lodgement |
|---|---|
| New South Wales | All land dealings, caveats and priority notices have had to be lodged electronically since 11 October 2021 (NSW Registrar General) |
| Queensland | Mortgages, releases of mortgage and caveats are listed as mandated instruments for eConveyancing (Titles Queensland) |
| Western Australia | Eligible stand-alone mortgages have been lodged electronically since 1 December 2018 (Landgate) |
So the clock runs on the same things in every state: the valuation, every owner signing and being identified, payout figures from your bank, and evidence of your exit. When those are ready, $20k to $250k is possible the same day and loans up to $5m are possible within 24–48 hours. For SA, Tasmania, the ACT and the NT, tell us early so we can plan the timing.
Ready to see what your property can do? Start a short enquiry and tell us which state it’s in.
Which situations suit a short-term caveat loan?
- An ATO debt that needs clearing before firmer action. See loans to pay ATO debt.
- A settlement or deposit deadline on premises or a business purchase.
- A big order or contract that needs materials or staff before the client pays.
- A property sale that’s agreed but not settled, when the cash is needed now.
- A bank that said no, or said “yes, in six weeks” when you need it this week.
If the property has no loan at all, a short-term first mortgage may suit better and can support a larger amount.
A worked example: a Perth caveat loan
Illustrative only: round numbers, no real people.
A Perth logistics operator has a two-truck expansion lined up with a new freight contract. The trucks are being financed separately, but he needs $150,000 now for driver wages, insurance and fuel cards for the first eight weeks before the customer’s first monthly payment.
He searches “caveat loan Perth” and enquires. His house in the northern suburbs is worth about $850,000 with $420,000 owing to the bank. A $150,000 short-term caveat loan, plus costs, takes the combined lending to a little over two-thirds of the value.
The valuation is done, both owners sign, the caveat is lodged with Landgate behind the bank, and the funds go out. Four months later the contract payments have built a buffer, he refinances into his bank facility, the caveat is withdrawn, and the title is back to a single mortgage.
What if I own property in Victoria and another state?
Then you have options, and we’ll pick the cleaner one. Both titles can carry a caveat loan, so it comes down to which has more equity, simpler ownership or a faster valuation. Owners who hold property through a trust or company in one state and personally in another often find the personal title is quicker. Tell us about both in your enquiry.
Property outside Victoria? Let’s see what it can do
You came looking for a caveat loan because you need money behind your bank, quickly and without fuss. That’s what we write, in every state.
The enquiry takes around a minute, and making it won’t put a credit check on your file. We keep your details in-house instead of passing them along to a crowd of other lenders, and a real person reviews what you’ve sent and calls you back. Tell us the property, the state it’s in, what’s owing on it and the date the money is needed.
Frequently asked questions
Can I get a caveat loan on a property in Sydney or Brisbane?
Yes. We write caveat loans on property in NSW, Queensland and every other state and territory. The caveat is lodged with the state's land registry behind your existing bank loan, and the time goes into the same things everywhere: valuation, signing and exit evidence.
Are caveat rules different in each state?
Each state runs its own land registry and has its own caveat rules and forms, so the paperwork differs a little. As the owner you consent to the caveat as part of the loan documents, and we handle the lodgement in the right state for you.
When would you use a registered second mortgage instead?
When it gives a cleaner result: for example, a larger or longer loan, a bank that prefers a registered mortgage behind it, or a title with other interests already on it. We'll tell you which one suits on the first call.
Will my bank find out about the caveat?
It will appear on your title, and some bank loan contracts require consent before further security is granted. Check your loan terms and tell us who your bank is so we can plan for it.
I own property in Victoria and another state. Which do you use?
Whichever gives the cleanest result. Both titles can carry a caveat loan, so it comes down to equity, ownership and how fast you need the money.