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Individuals or their representatives are required to use the Digital Duties Form, which is accessible within Duties Online once you are registered, for all contracts or agreements for land transfer duty. This online form enables faster processing and pre-population into Duties Online, allowing for electronic signing via email.

If you are not registered for Duties Online, you must register via our public lodgement system to gain access to the form.

Register for Duties Online

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Frequently asked questions

Reference guide

Terms and conditions

  1. Register

    Taxpayer representatives

    All transferor and transferee representatives must be registered for Duties Online (DOL).

    Existing DOL users must amend their registration to enable access and new organisations must apply to become a registered DOL user.

    DOL users must follow these simple steps to amend registration:

    • Go to the ‘Administration’ tab and select ‘Amend Your Registration’.
    • Select ‘Edit Types of Documents’ and select the ‘Duties Form’ check box.
    • Continue to ‘Registered Users’ in step 3 and nominate each user you want to grant access to by selecting ‘Edit’. 
    • Once the amended application is confirmed, it auto-approves within 15 minutes.


    If you want to complete your own Digital Duties Form, please register via our public lodgement system.

  2. Start the Digital Duties Form

    The transferor’s representative must create a form in Duties Online under the ‘Create’ tab and then select ‘Land Transfer Duty Form’.

    They start the form because they are responsible for completing all the contract-related information that pre-populates the transferee form.

    We recommend that the transferor's representative completes the form at least 10 days before settlement to allow the transferee's representative sufficient time to complete their part of the form.

    The transferee’s representative is then invited to complete their section of the form.

  3. Invite transferee's representative

    If you are the transferee's representative, you will receive an email and need to select the link, accept the invitation and log in. In the 'Search' tab under 'All forms', edit the transferee form by selecting the button under 'Actions'.

    Complete the remainder of the information, including any applicable concessions.

  4. Sign the digital duties form

    Once both the transferor’s and transferee’s representatives have completed all the data entry and confirmed verification of identity, they invite their clients to sign.

    Online signing 

    Select ‘Request Signature’ to email your client the link to their completed form. Your client can accept and sign via a tick-box or decline. Either way, the representative will receive an email when their client signs or declines.

    Note: It is very important to get your client's date of birth correct within the form as it has to match the date of birth they are asked to enter before they can sign the form. If, as a client, you attempt to sign the form and the system will not accept your birth date, contact your representative and ask them to check the birth date they have entered. If they have entered your birth date incorrectly, they can correct it and send a new email requesting you to sign the form.

    Manual signing 

    Select 'Download' and then print the completed form for your client to sign manually. You must acknowledge in Duties Online that you hold a hard copy of your client’s signed and completed form. You must retain this document for five years.

  5. Proceed to settlement

    A settlement statement, containing a unique form ID and settlement statement code, is produced by the transferee’s representative. 

  6. Assess the duty payable

    Once the Digital Duties Form has been reviewed and signed by all parties, you can start a transaction in Duties Online:

    1. Hover over the ‘Create’ tab and select ‘Retrieve & Claim ELNO (Electronic Lodgement)’.
    2. Enter the ELNO Lodgement Case ID and the SRO case reference numbers obtained from your ELNO, then select ‘Retrieve’.
    3. Select ‘Claim’ to proceed.
    4. Enter your Form ID and select ‘Link’.
    5. Review the duty estimate and transaction information and, if everything is correct, select ‘Calculate Duty’.
    6. To accept the duty estimate, select 'Acknowledge' then ‘Certify’ to complete the process.

    The system will determine the lodgement category based on the ELNO lodgement and the Digital Duties Form data.

    If the system determines the lodgement to be a complex lodgement category, the State Revenue Office will manually assess it. You need to upload all supporting documents and submit the lodgement to the State Revenue Office for manual processing at least 30 days before the scheduled settlement date.

    Paper settlements cannot be processed via an ELNO. They must be submitted for assessment by selecting ‘Retrieve & Claim Settlement Statement’.

Next Steps

The transaction can now be lodged with Land Use Victoria.

Last modified: 1 December 2020


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