What is a Section 32 (Conveyancing) and What Should I Look Out For – For Purchasers
Buying property in Victoria? You’ll likely come across something called a Section 32. It might sound like legal jargon, but it’s actually an important document that can help you decide whether the property is really the right one for you. In this blog, we’ll walk you through what a Section 32 is, what it should include, and what red flags to watch out for as a purchaser—so you’re not left with any surprises after signing on the dotted line.
What is a Section 32 (Conveyancing) and What Should I Look Out For – For Purchasers
Maybe you’ve found the one: the charming house on a quiet street or the perfect investment unit close to the CBD. Before you get too carried away picturing furniture layouts or that new coffee spot nearby, there’s something important you need to understand: the Section 32.
A Section 32 Statement (also known as a Vendor’s Statement) is a legal document that the seller must give you before you sign a contract of sale. It’s named after Section 32 of the Sale of Land Act 1962 (VIC). Think of it like the “fine print” that tells you everything you need to know about the property before committing to the purchase.
Because it gives you a snapshot of the legal and practical side of the property. It outlines things like:
- Who owns the property
- Whether there are any mortgages or debts over it
- Zoning restrictions
- Services connected (like water, gas, electricity)
- Any building permits issued in the last 7 years
- Whether the property is affected by things like bushfire risk or heritage overlays
It’s there to help you make an informed decision—and avoid nasty surprises later.
Not every Section 32 is created equal. Here are a few key things to check:
1. Title Search
Make sure the seller is the actual legal owner. The title will also show if there are any mortgages or caveats over the property.
2. Easements
Is there a shared driveway? Or a sewer running under the backyard? Easements might affect how you use the land—and sometimes, you won’t even notice them unless you check the plan properly.
3. Building Permits
If renovations were done recently (like a deck or extension), ask: were permits obtained? If not, you might inherit a council headache.
4. Bushfire or Flood Zones
These can affect your insurance premiums—or your ability to rebuild down the track.
5. Owners Corporation Details (if it’s a unit or apartment)
Are there fees? What are the rules? Has there been any talk of major repairs that could cost you big?
Can’t I just read it myself?
You can—and you should have a look. But let’s be honest: Section 32s are full of legal language and technical info that can be easy to miss or misinterpret. A property might look perfect on the outside, but the Section 32 can reveal hidden risks.
So, how can I protect myself?
Before signing anything, it’s smart to have the Section 32 reviewed by someone who knows what to look for—like a property lawyer or conveyancer. They’ll spot issues that might cost you down the line.
The Section 32 might seem like a bunch of paperwork, but it’s actually one of the most important parts of your property purchase. It gives you the inside scoop on what you’re really buying—so you’re not left with regrets later.
Buying property is a big deal. If you want to do it right, make sure you get the right advice early on.
If you need help reviewing a Section 32 or just want someone to talk things through with, we’re here at HazeLegal. Let’s make sure your dream property stays that way—no surprises, no stress.
DISCLAIMER
This commentary is published by HazeLegal for general information only—it’s not legal advice. If you have questions or need advice for your specific situation, we recommend speaking to a lawyer or reaching out to us at http://hazelegal.com.au before making any decisions.