A buyer may love the kitchen, the school zone and the block size, but the sale can still be delayed if the paperwork is incomplete. This vendor disclosure statement guide explains what Victorian sellers need to know about the Section 32 statement, when it must be ready, and why early preparation protects your sale campaign.
In Melbourne’s northern growth corridor, buyers often move quickly when the right home, townhouse, land parcel or investment property comes to market. A clear, accurate Vendor Statement gives them the information they need to make an informed decision and helps your agent maintain momentum from the first inspection through to contract signing.
In Victoria, a Vendor Statement is commonly called a Section 32 statement because it is issued under Section 32 of the Sale of Land Act. It is a legal disclosure document that a seller must provide to prospective buyers before they sign a contract of sale.
The statement discloses key information about the property, including matters that may affect its value, use, ownership or future costs. It is not a marketing document, and it should not be treated as a formality. If required information is missing, inaccurate or misleading, a buyer may have rights to end the contract before settlement.
A conveyancer or solicitor normally prepares the Vendor Statement. Your real estate agent can help coordinate the process, identify practical property details to raise early and ensure the approved statement is available before contracts are issued. However, legal advice and legal preparation remain the role of your conveyancer or solicitor.
The exact contents depend on the property and the information available from the relevant authorities. A standard Section 32 often includes a current title search, plan of subdivision and details of any registered encumbrances, such as easements, covenants or mortgages.
It will usually also disclose rates and outgoings, including council rates, water charges and land tax where applicable. Zoning information and planning controls are particularly relevant across areas such as Epping, Craigieburn, Wollert, Kalkallo and Mickleham, where development, new infrastructure and changing planning overlays can influence how land is used.
Other common disclosures relate to building permits issued within the relevant period, notices or orders affecting the property, services that are connected or not connected, and whether the property is in an owners corporation. For apartments, townhouses and some unit developments, owners corporation certificates and information about fees, liabilities and rules can be critical for a buyer’s decision.
There are also property-specific matters that may need close attention. A rural or acreage holding may have different service arrangements, access considerations or planning constraints. A newer home may have recent building permits or warranties to consider. An investment property with a tenancy in place requires the sale contract and disclosure documents to reflect the arrangement accurately.
The best time to start your Section 32 is before photography, board installation and the first open home. Waiting until a buyer is ready to make an offer creates unnecessary pressure. Some certificates and searches can take time, and a last-minute discovery can affect your planned launch date or negotiations.
Early preparation also gives you time to review the documents carefully with your conveyancer. A title search may reveal a covenant restricting what can be built on the land. An easement may affect a proposed extension, pool or shed. An owners corporation certificate may show upcoming fees. These issues do not automatically prevent a sale, but they need to be disclosed properly and handled with clear expectations.
For sellers in fast-moving suburban markets, readiness is a commercial advantage. When buyer interest is high, your agent can move from enquiry to offer without telling a serious buyer that the contract paperwork is still being prepared. That confidence matters, particularly where buyers are comparing several properties over one weekend.
The most avoidable problems are usually not dramatic legal disputes. They are ordinary details that were overlooked, assumed or left until too late.
An outdated title, missing planning information or an incomplete owners corporation certificate can hold up contract preparation. Sellers may also forget about a building permit for a renovation, a notice received years ago, or an agreement affecting the land. If you have installed solar panels, completed extensions, converted a garage, added a pergola or undertaken major landscaping, tell your conveyancer early. They can determine what is relevant to the statement.
Another frequent issue is misunderstanding what must be disclosed versus what a buyer should investigate independently. A Vendor Statement has prescribed legal requirements, but it does not replace a buyer’s building inspection, pest inspection, finance checks or independent legal advice. Sellers should provide accurate instructions and documents, rather than trying to interpret legal requirements themselves.
Accuracy is more valuable than optimism. Trying to minimise an issue can create a far greater problem if it later becomes grounds for a dispute. Clear disclosure allows your agent to manage buyer questions professionally and focus negotiations on the property’s genuine strengths.
Start by appointing a Victorian conveyancer or solicitor with sufficient time before your intended campaign. Provide them with your identification, a copy of your most recent rates notices, water information, land tax details if relevant, and any paperwork relating to permits, notices, owners corporation matters or agreements affecting the property.
Next, discuss the property’s history. Mention improvements you have made, any insurance claims or authority correspondence you are aware of, solar arrangements, leased equipment, tenancy agreements and anything unusual about access, boundaries or services. Your conveyancer will advise what must be investigated or included.
Once prepared, review the statement before authorising its use. Check practical details such as names on title, property address, lot number and rates information. If something changes during the campaign, such as a new notice, updated rate or change in tenancy, raise it promptly with your conveyancer and agent. The right response depends on the circumstances, which is why prompt professional advice matters.
Finally, make sure the final, approved Vendor Statement is available with the contract of sale before a buyer signs. Your agent should only distribute the documentation supplied and approved for that purpose. This keeps the sale process orderly and gives buyers confidence that they are receiving the correct information.
A Section 32 for a standalone family home in Lalor or Thomastown may be relatively straightforward, but it should never be assumed. Older homes can have title restrictions, permits or infrastructure matters that deserve checking.
For land sales in Wollert, Kalkallo or Mickleham, buyers are often highly focused on title details, easements, covenants, zoning and services. These details can affect building plans and future value, so clear documentation is essential from the start.
For an investment property, the tenant’s rights and the lease arrangement also need careful handling. A buyer intending to occupy the property may have different priorities from an investor seeking rental continuity. Accurate information enables your agent to qualify buyers properly and negotiate with fewer surprises.
Selling well is not only about presentation and price. It is also about removing friction when a qualified buyer is ready to act. A local agent who understands the property type, the suburb and the likely buyer questions can work alongside your conveyancer to keep the campaign moving without stepping beyond legal advice.
At SKAD Real Estate, that coordination starts early. A strong sales plan considers the property’s market position, buyer profile, campaign timing and contract readiness together, rather than treating the paperwork as an afterthought.
Before you set a launch date, speak with your conveyancer and give them the full picture of your property. A properly prepared Vendor Statement gives buyers clarity, gives your agent confidence to negotiate, and gives your sale the cleanest possible path to settlement.
Comments are closed.