TRO electronic conveyancing functionality

​Updated 1 July 2025: Full electronic conveyancing functions are live in Tasmanian Revenue Online (TRO).​​

TRO Agents who are also PEXA subscribers have the option of electronically creating and executing land transfers, paying duty, completing financial settlements and lodging land transfers with the Land Titles Office.​


​Terminology

  • ELNO - Electronic Lodgement Network Operator.
  • PEXA - Property Exchange Australia (PEXA) is the approved ELNO in Tasmania.
  • PEXA Subscriber - a practitioner who has subscribed to use the PEXA system.
  • EL - Electronic Lodgement.
  • Estimation of duty - an estimation, generated by TRO prior to settlement, of the duty that would be payable under the Duties Act 2001 in relation to the proposed conveyancing transaction. An estimation of duty can be carried out by TRO Agents (who are also PEXA subscribers) or by the SRO prior to settlement. Once an executed electronic conveyancing document that contains a verification number is received from an ELNO by the Recorder of Titles, the document is taken to have been endorsed.
  • Verification number - means a unique identifying number, generated by TRO, once an estimation of duty has been generated.
  • Earliest Settlement Date - the earliest date a transaction can settle when lodged with the SRO for estimation. This date can change and is subject to all of the required documentation being provided to the SRO.​​​

Refer to Duties electronic conveyancing process and Key differences in duty calculation and payment timing for additional information.


Accessing Electronic Lodgement functionality

To enable the Electronic Lodgement functionality, update your registration via TRO by:

  • selecting Update registration;
  • entering your PEXA Subscriber id in the field provided; and
  • selecting Update.​


​

New TRO features​



The new features to this tab are:

  • the EL ready for settlement expander - which shows all EL transactions that have been estimated by either your firm or by the SRO.

    These transactions are displayed in settlement date and time order.

    Once payment has been received by the SRO, the transaction will move to the “Endorsed / Assessed" expander found under the Electronic Lodgements expander on the Duties transaction tab.
  • ​the Unread communications expander - which contains all unread communications relating to both EL and paper transactions.​

The Duty transactions tab has now been divided into two expanders:

  • Electronic Lodgement; and
  • Paper Lodgements.

There are also three new buttons at the top of this tab:

  • “New paper duty transaction" button - which creates a new paper duty transaction;
  • “Transferor transaction certificate" button - which creates a transferor transaction certificate that can be used for both EL and paper transactions; and
  • “Full transaction certificate" button - which creates a full transaction certificate that can be used in EL or paper transactions.

Transactions initiated in PEXA will appear under Electronic Lodgements.

The Draft lodgements expander contains the shell transactions that have been received from PEXA which have not yet been estimated (by a TRO Agent or the SRO).

If a transaction has been estimated and subsequently reverts to draft due to a change in the information contained within the transaction, the transaction will revert to this expander ready for re-estimation or re-submission to the SRO.

The Submitted to SRO expander contains the transactions that have been submitted to the SRO for estimation. The SRO will endeavour to estimate transaction within 15 business days of the date of submission to the SRO. Please ensure that all necessary supporting documentation is  attached to the transaction and submitted at the time of the initial lodgement. Failure to do so may result delays to the estimation and settlement.

After a transaction has been estimated, the transaction moves to the EL ready for settlement expander of the Summary tab.

Once settlement has occurred and payment has been received by the SRO, the transactions move to the Endorsed / Assessed expander.

The Unread communication expander under Electronic Lodgements displays unread communications for EL transactions only.

There have been no changes to the functionality within the Paper lodgements expander.


Locking of estimated EL transactions in TRO 1 hour prior to settlement

​ 

One hour prior to settlement, the EL will be locked for further amendment in TRO.

Transactions which are locked will display the date and time of settlement together with the status of “Locked - settlement is imminent" in the EL ready for settlement expander under the Summary tab.

If your transaction has locked in TRO and you need to make changes, you will need to extend the settlement date in PEXA and perform a new verification. 

Estimating a transaction

EL transactions can be estimated once all of the mandatory data has been entered into TRO.

Unlike paper transactions, EL transactions are estimated prior to settlement. If the transaction must be submitted to the SRO for estimation, please ensure you allow enough time. The SRO will endeavour to estimate the transaction within 15 business days from the date of submission providing all of the supporting documentation is provided.

Changes relating to payments

There will be no changes to the way you make payments for paper transactions (either endorsed by TRO Agent or assessed by the SRO).

Payment of the EL transactions will be made through PEXA at settlement. The funds will need to be made available in the PEXA workspace for disbursement at settlement.

Cancelling an electronic transaction

All cancellations of EL's must be made in PEXA, prior to settlement. EL Transactions cannot be cancelled in TRO.​


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