If you’re buying property in Victoria, the Section 32 Vendor’s Statement is one of the most important documents you’ll encounter. But what exactly does it contain, and why should you take it seriously?
What is a Section 32?
The Section 32 (named after Section 32 of the Sale of Land Act 1962) is a legal document that the vendor (seller) must provide to any prospective buyer before a contract of sale is signed. It is sometimes called the “Vendor’s Statement”.
What Information Must It Include?
A compliant Section 32 must disclose:
- Title details — confirmation of ownership and any registered encumbrances (mortgages, easements, covenants)
- Zoning information — how the land is zoned under the council’s planning scheme
- Planning overlays — any environmental, heritage, or other overlays affecting the property
- Outgoings — council rates, water rates, and body corporate fees
- Building permits — any permits issued in the past seven years
- Services — whether the property is connected to water, gas, electricity, and sewerage
- Access — how the property is accessed (road, easement, etc.)
What Should You Look For?
Red flags in a Section 32 include unregistered easements, planning overlays that limit how you can use the property, outstanding rates or levies, and unapproved building works. Your conveyancer will review the Section 32 and flag any concerns before you sign.
Never Sign Without a Review
FC Conveyancing strongly recommends having your conveyancer review the Section 32 before you sign any contract. This is one of the most important protections you have as a buyer. Contact us for a same-day review.