Before you can accept a single offer in Victoria, you need a Section 32 Vendor Statement. Our licensed Melbourne conveyancers prepare your Section 32 and Contract of Sale, order every certificate your sale requires, and manage the legal side of your sale right through to settlement, so nothing holds up your listing.
The most common mistake sellers make is leaving the legal work until an offer arrives. In Victoria you cannot legally accept an offer without a valid Section 32 Vendor Statement in place, and preparing one takes time, because certificates have to be ordered from the council, the water authority, the State Revenue Office and the titles office.
Getting your Section 32 prepared before your property goes to market means your agent can hand it to interested buyers immediately, offers can be accepted without delay, and your sale does not stall at the worst possible moment. Allow 7 to 10 days for your Section 32 to be prepared properly.
A Section 32 Vendor Statement, also called a vendor’s statement or an S32, is the disclosure document you are legally required to give a buyer before they sign the Contract of Sale. It takes its name from Section 32 of the Sale of Land Act 1962.
It is not a formality. If your Section 32 is incomplete, inaccurate or misleading, the buyer may be entitled to walk away from the sale, in some cases even after the contract is signed. Getting it right protects your sale.
We order every certificate, verify the information, and compile a statement that stands up to scrutiny from the buyer’s conveyancer.
Here is how we support you at each stage.
We will tell you exactly what we need from you.
Title, council, water, planning and owners corporation where relevant. These come back from multiple authorities on their own timelines, which is why a properly prepared Section 32 takes 7 to 10 days. This is the step that determines when you can list.
You review and sign, and we send the documents to your agent.
Buyers and their conveyancers get the documents immediately, with nothing holding up an offer.
We handle the contract, any special conditions, and the buyer's requests.
Rates are adjusted, settlement figures confirmed, and your lender coordinated to discharge the mortgage.
We settle electronically through PEXA and confirm the proceeds of your sale.
Prepared accurately and in full, with every required certificate.
Drafted and tailored to your sale and any special conditions you need.
We order and verify everything the statement requires.
We work directly with your real estate agent so your listing is never held up.
We review any changes the buyer's representative requests.
Calculated precisely so you receive what you are owed.
Fast, secure and coordinated with your bank to discharge your mortgage.
Council and authorities notified that the property has changed hands.
Including owners corporation certificates for apartments and units.
Your Section 32 and contract must be ready before the auction campaign begins.
Selling before construction is complete has its own contractual requirements.
Including land tax and capital gains considerations to be aware of.
Selling a property held in an estate has additional requirements.
Different disclosure obligations apply.
Based in the Melbourne CBD at Level 1, 530 Little Collins Street, we act for sellers right across Melbourne and Victoria. Everything is handled electronically, so wherever your property is, distance is never an obstacle.
Melbourne CBD, East Melbourne, West Melbourne, Middle Park, St Kilda, Elwood, Fitzroy, Clifton Hill, Parkville, Ivanhoe, and right across metropolitan Melbourne.
It is the disclosure document you must give a buyer before they sign the Contract of Sale, required under Section 32 of the Sale of Land Act 1962. It covers title, zoning, rates, building permits, easements and more.
Legally the vendor is responsible for providing it, but in practice it is almost always prepared by the vendor’s conveyancer or solicitor, because the legal requirements are strict and the consequences of getting it wrong are serious.
Typically 7 to 10 days. The timeframe is driven by how quickly the council, water authority, State Revenue Office and titles office return the certificates we order. We recommend starting before you list so this never holds up your campaign.
Legally you can, but it is not advisable. If the statement is incomplete or inaccurate, the buyer may be able to void the contract and recover their deposit, even after signing. Most sellers have a licensed conveyancer prepare it for exactly this reason.
Before you list. Your Section 32 needs to be ready before your property goes to market so that offers can be accepted without delay.
A defective or misleading statement can give the buyer grounds to withdraw from the sale, in some cases even after the contract is signed. It can also expose you to penalties under the Sale of Land Act.
Beyond agent commission, sellers should budget for conveyancing and the disbursements involved in obtaining certificates. We set out our services and fee proposal clearly before we begin.
Yes, and it must be available to prospective buyers before the auction.
Get your Section 32 prepared properly, before you list, and give your sale the clean start it deserves.
Why take a Risk on the biggest financial decision of your life?
We’re proud of the relationships we build and the trust we earn. We work tirelessly to ensure that your property transaction is completed efficiently and without hassle.
Level 1, 530 Little Collins St, Melbourne
info@allhoursproperty.com.au
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