Selling Property Guide

Section 32 Vendor Statement Victoria: What Sellers Need to Know Before Selling Property

Selling property in Victoria involves more than finding a buyer and signing a contract. One of the most important legal obligations for sellers is preparing a Section 32 Vendor Statement before a purchaser signs the Contract of Sale.

What Is a Section 32 Vendor Statement?

A Section 32 Vendor Statement is a mandatory legal disclosure document provided by the seller to prospective purchasers before they sign a Contract of Sale in Victoria.

It contains important information about the property’s title, mortgages, covenants, easements, zoning, outgoings, services and other matters that may affect the property.

Quick Answer

A Section 32 is important because it helps buyers understand what they are purchasing before they sign the contract.

It must be provided before the Contract of Sale is signed
It should be prepared before the property is listed
It must contain accurate and complete disclosure
Mistakes can lead to delays, disputes or contract issues

Is a Section 32 Mandatory in Victoria?

Yes. In most Victorian property transactions, the seller must provide a Section 32 Vendor Statement before the purchaser signs the Contract of Sale.

If the Section 32 is not provided, or if it contains incorrect, incomplete or misleading information, the buyer may have rights to withdraw from the contract depending on the circumstances.

Section 32 vs Contract of Sale

Section 32 Vendor Statement

Discloses important legal and property information to the purchaser before they sign.

Contract of Sale

Sets out the legal terms of the sale, including price, deposit, settlement date and special conditions.

What Must Be Included in a Section 32?

The required disclosures vary depending on the property, but a Section 32 commonly includes:

Title information
Mortgages, caveats, covenants and easements
Planning and zoning details
Council rates, water rates and other outgoings
Owners Corporation information, if applicable
Building permits and owner-builder information
Services connected to the property
Bushfire-prone area declarations
Government notices, orders or proposals affecting the land

Why Accurate Disclosure Matters

A defective Section 32 can create serious problems for sellers. Errors or omissions may lead to settlement delays, renegotiation, disputes or the purchaser seeking to end the contract.

For buyers, the Section 32 is an important due diligence tool. For sellers, it is a key part of meeting legal disclosure obligations.

The Section 32 Process for Sellers

1. Prepare Before Marketing Begins

The best time to prepare the Section 32 is before the property is listed for sale. This allows your agent to provide it to interested buyers promptly.

2. Engage a Conveyancer or Solicitor

A licensed conveyancer or solicitor can order searches, review the title and prepare the statement in line with Victorian requirements.

3. Review the Document Carefully

Sellers should check the property details, renovations, services, outgoings and any known issues before signing.

4. Provide It Before Signing

The Section 32 must be given to prospective purchasers before they sign the Contract of Sale, including before an auction.

Common Section 32 Mistakes

Waiting until a buyer is found
Assuming the agent prepares the document
Using outdated certificates
Failing to disclose renovations or building works
Omitting easements, covenants or restrictions
Not reviewing the final document before signing

How Long Is a Section 32 Valid?

There is no single expiry date for every Section 32 Vendor Statement. However, some certificates and searches can become outdated over time.

If the property remains on the market for an extended period, your conveyancer may recommend updating certain documents before the sale proceeds.

Frequently Asked Questions

How much does a Section 32 cost in Victoria?

Costs vary depending on the property, the required searches and the complexity of the transaction.

Can I prepare my own Section 32?

It is technically possible, but professional preparation is strongly recommended because mistakes can have serious legal consequences.

How long does it take to prepare a Section 32?

Timeframes vary depending on the property and how quickly certificates are returned. It is best to start before the property is listed.

Should buyers review the Section 32?

Yes. Buyers should have the Section 32 reviewed before signing the Contract of Sale, especially before bidding at auction.

Need Help Preparing a Section 32?

Our experienced Melbourne conveyancers can help prepare your Section 32 Vendor Statement and guide you through the selling process with confidence.

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Section 32 Vendor Statement Victoria: What Sellers need to Know Before Selling Property