Section 12 of the Duties Act NSW says that liability for transfer duty arises on the date the instrument effecting the transfer is first executed. Since real property transfers in NSW are affected by electronic registry instruments, ss12(4) states that the electronic instrument is first executed when first digitally signed by the subscriber or otherwise when the Chief Commissioner first receives information relating to the instrument.

Who gets the rent and pays the outgoings? A beneficiary entitled to property under a will such as real estate is taken as having become entitled to the property from the date of death. That means they are usually entitled to any income such as rent generated by the property from the date of death and also liable to bear the outgoings, unless the Will says otherwise.