In this guide(9 sections)
Buying or selling in Southbank or South Melbourne usually means a lot of paperwork in a short time — an owners corporation certificate, building records, sometimes an off-the-plan contract — often while you're juggling a lease ending, a loan approval and everything else in life. It's a lot to carry. My job is to read all of it carefully, tell you plainly what it means for you, and keep your settlement on track, so you can focus on the move rather than the fine print.
At a glance — Southbank and South Melbourne conveyancing
| Fee | $660–$990 fixed, depending on the work involved, confirmed in writing before any work starts |
| Free consultation | Yes — 30 minutes to talk through your purchase or sale, no obligation |
| Free contract & Section 32 review | Yes — send it before you sign or bid |
| Disbursements | Charged at cost, no markup |
| Stamp duty | Paid separately to the State Revenue Office |
| Service area | Southbank (3006), South Melbourne (3205), and all of Victoria |
| Office | 84 Chapel Street, St Kilda — around 5–7km away; most matters run by phone, email and video |
| Who handles your matter | Elisa Rothschild BA/LLB — a senior lawyer, not a paralegal |
| Councils | City of Melbourne (Southbank); City of Port Phillip (South Melbourne) |
| Electronic settlement | PEXA, included |
Buying or selling in Southbank or South Melbourne?
Conveyancing is the legal work of transferring a property from one owner to another: checking the contract and the Section 32 vendor statement, dealing with the lender and the other side, and making sure settlement happens on time and the title is transferred cleanly. In Southbank and South Melbourne the work looks quite different between the two suburbs.
Southbank (3006) is almost entirely high-rise apartments, from 1990s towers along the river to recent developments. Nearly every purchase involves an owners corporation, many involve separate car park or storage lots, and a meaningful share are off-the-plan.
South Melbourne (3205) is a mix: Victorian and Edwardian terraces and workers' cottages around Emerald Hill and the South Melbourne Market, many inside heritage overlays, alongside newer apartment and townhouse developments, particularly towards the Montague precinct of Fishermans Bend.
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What I check for Southbank apartments
Buying an apartment means buying into a building and the people who run it, not just a set of rooms. Before you sign, I look closely at:
- The owners corporation certificate. It shows the fees, any special levies already struck or proposed, the maintenance fund, insurance, and whether there are disputes or legal proceedings. A large special levy for repairs is the kind of thing that should change your price or your decision, and it is far better to know before you sign.
- Cladding and building defects. Some Melbourne apartment towers have combustible cladding or other defects being rectified, sometimes through Cladding Safety Victoria and sometimes at the owners' cost. I look for any sign of this in the owners corporation records and Section 32 and explain what it could mean for you.
- What you're actually buying. Apartments are often sold with separate car park or storage lots, or with exclusive use of a space under the owners corporation rules. I check that what's in the contract and on title matches what you were shown.
- Owners corporation rules. Rules can restrict pets, renovations and short-stay letting. If you're planning to rent the apartment out, or to live there with a dog, it matters.
What I check in South Melbourne
- Heritage overlays and planning. Many South Melbourne terraces sit inside heritage overlays, which affects what you can extend, demolish or change. Around the Montague precinct of Fishermans Bend, newer planning controls apply. If your plans depend on renovating or developing, I'll check the planning position before you commit.
- Boundaries, easements and shared walls. Terraces on small, old lots often share walls, rights of way and easements. I check the title plan and Section 32 so there are no surprises after settlement.
- Building permits and owner-builder works. Building permits issued in the past seven years must be disclosed in the Section 32, and owner-builder work done in the last six and a half years comes with extra requirements, including a defects report and insurance. I check what has been disclosed against what you can see.
Off-the-plan purchases
Off-the-plan contracts are long and are written by the developer's lawyers, for the developer. I read them for the things that most often hurt buyers: sunset clauses and when the developer can end the contract, how much the final building can differ from the plans you were shown, how the deposit is held, and what happens if settlement is delayed. Stamp duty concessions may apply to some off-the-plan purchases, and I check whether you're eligible. If you are not an Australian citizen or permanent resident, Foreign Investment Review Board (FIRB) approval and foreign purchaser additional duty may apply, so please tell me early.
Selling in Southbank or South Melbourne
If you're selling, the Section 32 vendor statement has to be right before your property goes to market. If something is missing or wrong, a buyer may be able to end the contract. I prepare the Section 32 and contract, gather the owners corporation certificate and searches, and work with your agent so the campaign isn't held up.
What happens when you get in touch
- A free 30-minute consultation by phone, video or in St Kilda. You tell me about the property and your timeline; I tell you honestly what to look out for.
- A free first review of the contract and Section 32 if you're buying, ideally before you sign or bid at auction.
- Your fixed fee in writing before any work begins.
- I handle the rest: the lender, the other side's conveyancer, the owners corporation, PEXA and settlement. You'll always know where things are up to, and you can reach me directly.
Frequently asked questions
How much does conveyancing cost in Southbank or South Melbourne?
My conveyancing fee is $660–$990 fixed, depending on the work involved, confirmed in writing after a free 30-minute consultation and before any work starts. Disbursements such as searches and the owners corporation certificate are charged at cost. Stamp duty is separate and paid to the State Revenue Office.
Can you review my contract before I sign or bid at auction?
Yes. Send me the contract and Section 32 and I'll do a free first review, so you know about anything concerning before you commit. For auctions, the earlier you send it, the better.
What should I look for in an owners corporation certificate?
Look at the annual fees, any special levies already raised or being proposed, the maintenance fund balance, insurance, and whether the owners corporation is involved in disputes or legal proceedings. Large repair works, including cladding rectification, can mean significant costs for owners. I go through the certificate with you before you sign.
Is buying off the plan in Southbank riskier?
It carries different risks. The contract is written by the developer, and the main issues are sunset clauses, changes between the plans and the finished building, how your deposit is held, and delays. None of these mean you shouldn't buy off the plan, but you should understand them before you sign.
Do I need to come to your office?
No. Most matters run entirely by phone, email and video, with documents signed electronically. You're welcome to meet in person at 84 Chapel Street, St Kilda if you'd prefer.
Ready to talk about your property?
The first 30 minutes are free, and I'll review your contract and Section 32 for free before you sign.
📧 info@fogartyoliverandrothschild.com.au
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Written and reviewed by Elisa Rothschild BA/LLB — Principal Lawyer, Fogarty Oliver Rothschild. Admitted to legal practice in Victoria. Conveyancing and property law in Melbourne since 2012. Last reviewed 6 October 2026.
This page is general information about Victorian conveyancing, not legal advice for your specific transaction. For advice on your matter, book a free 30-minute consultation.