What does a conveyancer do when buying a house?

Buying a home is a milestone that brings excitement, anticipation, and, for many Melbournians, a fair share of paperwork induced stress. Fortunately, a licensed conveyancer can shoulder most of that burden, steering your purchase from accepted offer to settled title with minimal fuss. Below is a step by step look at the tasks a conveyancer performs for a buyer in Victoria, plus tips on choosing the right professional for your next property purchase.

1. Conveyancing in a Nutshell

Conveyancing is the legal transfer of real estate from one owner to another. In Victoria, strict legislation governs every stage, so buyers and sellers usually appoint a conveyancer or property solicitor to manage the process. Your conveyancer's chief responsibilities are to verify that the property can be transferred free of hidden encumbrances, prepare all required documents, and lodge them on time with the correct authorities.

2. Pre-Purchase Due Diligence

2.1 Contract of Sale Review

Once your offer has been accepted, the estate agent circulates the Contract of Sale. Your conveyancer checks every clause, making sure the settlement date, inclusions, penalty interest, and any special conditions match what you have agreed. If the contract disadvantages you for example, by shortening the finance period they negotiate amendments before you sign.

2.2 Section 32 Vendor Statement Check

Victorian law requires sellers to provide a Section 32 statement disclosing details such as title particulars, zoning, outgoings, easements, building permits, and owners' corporation fees. Your conveyancer scrutinises this statement line by line to ensure there are no nasty surprises like heritage overlays that restrict renovations or unpaid rates that could become your problem.

2.3 Ordering Searches

Title searches confirm the legal description of the land, reveal any mortgages or caveats, and show whether a plan of subdivision is registered. Additional searches flood or bushfire overlays, proposed road changes, environmental audits, and so on establish whether the property is subject to restrictions that might affect your plans. Your conveyancer orders and analyses these reports, explaining any risks in plain English.

3. Finance and Cooling-Off Safeguards

Private sales in Victoria give buyers a three-day cooling off period, whereas auction purchases do not have this protection. A conveyancer makes sure your cooling off rights are spelled out and can draft finance clauses that allow you to pull out if your bank declines the loan. They also coordinate directly with your broker or lender to ensure the timing of finance approval aligns with the contract.

4. Getting Ready for Settlement

4.1 Liaising With Your Lender

Most buyers require a mortgage. Your conveyancer supplies your lender with copies of the contract and Section 32, answers title questions, and organises signing of mortgage documents. They also schedule the electronic settlement on PEXA, the digital platform now used for almost all Victorian property transfers.

4.2 Adjusting Outgoings

Council rates, water usage, land tax, and owners' corporation fees must be apportioned between seller and buyer. Your conveyancer prepares an adjustment statement so each party pays only for their period of ownership. This calculation is reviewed by both solicitors before settlement.

4.3 Preparing Transfer Documents

The Transfer of Land form is drafted and signed, then digitally lodged with Land Use Victoria on settlement. Your conveyancer also prepares the Notice of Acquisition that alerts local authorities to the change of ownership.

5. Settlement Day: What Actually Happens?

On the day itself, your conveyancer:

• Runs a final title search to confirm nothing new has been registered since the initial searches.
• Ensures the balance of the purchase price, stamp duty, and professional fees are in the PEXA workspace.
• Oversees discharge of the seller's mortgage and registration of your new mortgage (if you have one).
• Confirms the title is now registered in your name.
• Notifies the selling agent so the keys can be released to you often within a couple of hours.

Because everything occurs electronically, errors with cheques or lost documents are far less common than they once were, and keys usually change hands on the same afternoon.

6. After Settlement

The job is not quite done once you pick up the keys. Your conveyancer still needs to:

• Lodge any outstanding paperwork with Land Use Victoria and the State Revenue Office.
• Forward a copy of the final title to your bank or, if you bought with cash, directly to you.
• Inform local council, water authority, and, where relevant, the owners' corporation of your ownership.

You will also receive a detailed settlement pack explaining all financial adjustments and confirming that the transfer is complete.

7. Five Reasons a Conveyancer Is Essential

1. Risk Reduction – Hidden covenants, easements, or unpaid rates can cost thousands. A conveyancer uncovers these issues early.
2. Legal Compliance – Property law evolves constantly. A licensed professional keeps on top of changes, such as revised stamp duty concessions or surcharge rules.
3. Negotiation Power – If a building inspection reveals defects, your conveyancer can request contract amendments or a price reduction before you are locked in.
4. Time Savings – They communicate with agents, banks, councils, and government departments so you do not have to.
5. Stress Relief – Knowing a qualified expert is managing your biggest purchase frees you to focus on moving plans and furniture choices.

8. Typical Timeline and Costs

Professional fees in Melbourne typically range from AUD 900 to AUD 1,600 plus disbursements. Fees vary with property type, complexity, and the number of searches required.

9. Choosing a Melbourne Conveyancer

• Local Insight – Suburbs such as Kensington, Reservoir, and Mornington each have unique planning schemes. A conveyancer familiar with Melbourne councils can flag area specific issues fast.
• Clear Pricing – Request a written quote that breaks down professional fees and estimated disbursements.
• Digital Know How – Ensure your conveyancer is PEXA certified and comfortable with electronic signing platforms.
• Responsiveness – Property deals move quickly. Choose someone who returns calls promptly and explains legal jargon in everyday language.
• Reputation – Look for positive client reviews and recommendations from brokers or buyer's agents.

Put Your Purchase in Safe Hands

A skilled conveyancer is the unsung hero of a smooth property purchase. By decoding legal documents, ordering essential searches, and steering your settlement through Victoria's digital system, they safeguard your rights, your budget, and your peace of mind. If you are planning to buy in Melbourne, let a trusted professional handle the paperwork while you plan your move.

Ready to take the next step?

Contact Pearson Chambers Conveyancing for friendly advice and a free Section 32 contract review today.

Phone: 03 9969 2405
Email: contact@pearsonchambers.com.au

With expert guidance, your new address is closer than you think.