What your conveyancer does
when you buy a home

Buying a home means dealing with a lot of people at once: the agent, the seller's representative, your bank, the State Revenue Office and Land Use Victoria. Your conveyancer is the person who keeps all of them moving in the right direction, and makes sure you know where things stand. This is what that looks like, from first look to keys in hand.

1. Before you sign: reading the contract

The most valuable work happens before you commit. Your conveyancer reads the contract of sale and the Section 32 vendor's statement and tells you, in plain English, what you'd be agreeing to. That includes:

• What's on the title, such as easements, covenants or a mortgage the seller needs to discharge;
• Planning zones and overlays that could limit what you can build or change;
• Owners corporation fees and any upcoming special levies;
• Special conditions added by the seller, and whether the deposit and settlement dates work for you;
• Whether to ask for a finance clause or a building and pest inspection clause.

If something needs changing, this is the moment to negotiate it. If you're buying at auction, it's the only moment, because auction contracts are unconditional once the hammer falls.

2. Right after signing

Once you've signed, your conveyancer confirms the key dates in writing: the cooling-off period if one applies, when the deposit is due, when any finance approval must be in, and settlement day. They also verify your identity, which is a legal requirement before they can act for you on an electronic settlement.

3. Searches and checks

Your conveyancer checks that what the Section 32 says matches the official records and orders any further searches the property calls for. If the searches turn up something that wasn't disclosed, such as an unpaid rates notice or an outstanding building order, they'll explain your options before settlement, while there's still something you can do about it.

4. Working with your lender

If you're borrowing, your conveyancer works with your lender's settlement team to make sure the loan documents are signed, the funds will be ready on the day, and the lender's conditions are met. They'll also tell you if the lender needs anything from you, such as proof of building insurance.

5. Stamp duty and concessions

Your conveyancer confirms how much land transfer duty you owe and whether you qualify for an exemption or concession, for example as a first home buyer. They complete the duty forms with the State Revenue Office, and the duty is paid automatically at settlement. Getting this right matters: claiming a concession you're not entitled to can lead to a reassessment with penalties later.

6. Adjustments and the settlement statement

Council rates, water charges and owners corporation fees are usually paid in advance by the seller. Your conveyancer works out how much of each relates to the period after you take over, and adjusts the price accordingly. The result is a settlement statement showing exactly how much you need to pay on the day, and where each dollar goes.

“Our job is to make settlement day boring. If nothing surprises you on the day, we've done it properly.”

7. Final inspection and settlement

In the final week, your conveyancer reminds you to inspect the property and checks that everything is ready in PEXA. On settlement day they confirm the figures with the other side and the banks, and the whole exchange happens electronically in a few minutes. You'll get a call or a message as soon as it's done, and the agent can release the keys.

8. After settlement

The work doesn't quite end on the day. Your conveyancer makes sure the transfer is registered in your name, that council and the water authority know you're the new owner, and that you receive a final statement for your records. Keep it, as it will be useful for tax purposes when you eventually sell.

What you need to do yourself

A conveyancer handles the legal side, but a few things are up to you:

• Arrange finance early and keep your lender's deadlines;
• Book a building and pest inspection if your contract allows one;
• Organise building insurance and connect utilities from settlement day;
• Reply quickly when your conveyancer asks for something. Most delays start with a document waiting to be signed.

The bottom line

A conveyancer protects you at every stage of a purchase, but they're most valuable before you sign. Bring them in early, keep them informed, and they'll handle the rest so that settlement day is the easiest part of buying your home. If you're wondering what it costs, our guide to conveyancing fees in Melbourne explains what a quote should include.