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That would not really matter. Many people have an interest which they haven't protected for a variety of reasons. Many only lodge caveats when negotiations have broken down. I think your best option is to be nice and start negotiating with her.

A caveat will prevent any further dealings with the property, but if the caveat holder agrees the property could be sold with the sister removing the caveat at settlement when she receives the money. I still think she could have a caveatable interest as the funds were not just a loan, but she...

Probably. Bcause she contributed to the improvement of the property.

Caveats fall under state based legislation and the rules differ from state to state. In Tas they would come under LAND TITLES ACT 1980 (tas) see http://www.austlii.edu.au/au/legis/tas/consol_act/lta1980127/ I doubt that a caveat could be lodged for legal costs as this would not normally...