In this guide(17 sections)
If you're trying to work out what conveyancing will actually cost you in Melbourne, you're probably tired of vague quotes and hidden 'disbursements' that appear later. Fair enough. Here's a clear, honest breakdown of what you'll really pay in 2026 — no surprises.
At a glance — Melbourne conveyancing fees in 2026
| Online conveyancers (paralegal-templated) | $440–$660 |
| Mid-tier conveyancing firms | $660–$1,200 |
| Senior-lawyer-reviewed conveyancing (e.g. Fogarty Oliver Rothschild) | $660–$990 |
| Premium full-service law firms | $1,500–$3,000+ |
| Complex matter premium (FIRB, trust, multiple titles) | Bespoke quote |
| Disbursements (typical range) | $200–$600 |
| Stamp duty (Victorian) | Statutory, varies by purchase price — see SRO calculator |
| First-home buyer stamp duty exemption | Up to $600,000 purchase (full); $600,001-$750,000 (concession) |
| PEXA electronic settlement fee | Approximately $130 (passed through at cost) |
| What's typically included | Section 32 review, contract review, settlement, PEXA |
| What's typically extra | Special conditions drafting, urgent review fees (some firms), heritage analysis (some firms) |
How much does conveyancing actually cost in Melbourne?
Conveyancing fees in Melbourne in 2026 fall into broad bands depending on what level of service you're buying. Cheap online conveyancers charge fixed fees from approximately $440 to $660, typically using paralegals working from templates. Mid-tier conveyancing firms charge $660 to $1,200 for standard residential transactions. Senior-lawyer-reviewed conveyancing at firms like Fogarty Oliver Rothschild charges $660 to $990 fixed fee, with the work done by a qualified solicitor rather than a paralegal. Premium full-service law firms charge $1,500 to $3,000 or more, typically for high-end or commercially complex matters. On top of the conveyancing fee, buyers pay disbursements at cost (typically $200-$600), stamp duty to the State Revenue Office (varies by purchase price), and any related professional fees (building inspection, mortgage broker, etc.). At Fogarty Oliver Rothschild, principal lawyer Elisa Rothschild BA/LLB has handled property and conveyancing matters since 2012 with transparent fixed fees and disbursements at cost with no markup. This guide is for anyone trying to understand what they'll actually pay for conveyancing in Melbourne — and what they're getting for the price.
Senior-lawyer-reviewed conveyancing — one transparent fixed fee: $660–$990 depending on complexity, with the work done by a qualified solicitor rather than a paralegal. Disbursements at cost, no markup. No surprise charges, no file-closure fees, no urgent-auction surcharge.
The first 15 minutes are free, with no obligation. Get a free fixed-fee quote → · or speak to Eliana, our assistant, any time on 03 4328 5084 — she'll get your matter to Elisa quickly.
Book a free 15-minute consultation → | Call 03 4328 5084
What's the difference between $440 and $990 conveyancing?
The honest answer: who does the work, and how carefully.
| $440-$660 online conveyancer | $660-$990 senior-lawyer review (Fogarty Oliver Rothschild) | $1,500+ premium firm | |
|---|---|---|---|
| Who reviews your matter | Paralegal using templates | Senior lawyer (Elisa, 14 years) | Senior lawyer, sometimes with junior support |
| Section 32 review depth | Documents present ✓ | Substance read against your plans | Substantive |
| Heritage overlay analysis | Mentioned as checkbox | Pulled and analysed | Pulled and analysed |
| Owners corporation deep dive | Form 23 only | Minutes pulled and reviewed | Minutes pulled and reviewed |
| Restrictive covenant analysis | Limited or absent | Substantive | Substantive |
| School catchment verification | Not standard | Verified against findmyschool.vic.gov.au | Sometimes |
| First-home buyer stamp duty coordination | Generic | Specific to your circumstances | Specific to your circumstances |
| FIRB transaction capability | Referred out | In-house | In-house |
| Trust structure handling | Referred out | In-house | In-house |
| Pre-contract review turnaround | Variable | 1-3 business days, 24 hours urgent | 1-5 business days |
| Direct senior-lawyer contact | Rare | Standard | Standard |
| Free initial consultation | Sometimes | Yes, 15 minutes | Sometimes |
| Off-the-plan capability | Referred out | In-house | In-house |
| Disbursements | Sometimes marked up | At cost, no markup | At cost or small markup |
| PEXA settlement attendance | Yes | Yes | Yes |
| Family-law-related transfers | Referred out | In-house | In-house |
For a standard apartment with a clean title and a competent owners corporation, the $440 online conveyancer often produces an acceptable outcome. For anything with complexity — heritage controls, OC litigation in the building, restrictive covenants, FIRB, trusts, first-home-buyer stamp duty structuring — the difference between templated review and senior-lawyer review is whether problems get caught before settlement.
Do I need a conveyancer or a solicitor in Melbourne — and does it cost more?
In Victoria both a licensed conveyancer and a solicitor can legally do your conveyancing, and the fee is often similar — typically $660–$990 for senior-lawyer-reviewed work versus $440–$660 for paralegal-templated online conveyancers. The real difference isn't usually price; it's who reads your file, and what they can handle if something goes wrong.
A solicitor can also deal with the legal issues a conveyancer must refer out — FIRB approvals, trust and company purchases, deceased-estate sales, and family-law-related transfers — without sending you to a second firm. (Note: a "settlement agent" is a Western Australian and South Australian term; in Victoria you engage a conveyancer or a solicitor.) For a clean, standard purchase a conveyancer is fine; for anything with heritage, owners-corporation, covenant, trust or family-law complexity, a solicitor's review is usually the better value.
What's included in the conveyancing fee at Fogarty Oliver Rothschild?
The fee is fixed up-front and covers a complete conveyancing service.
If you're buying:
- Pre-contract review of contract and Section 32 (1-3 business days)
- All searches and certificate ordering
- Owners corporation deep-dive review where applicable
- Heritage overlay analysis where applicable
- Restrictive covenant analysis where applicable
- School catchment verification where relevant
- First-home-buyer stamp duty exemption coordination where applicable
- Adjustment calculations
- Bank, mortgage broker, and counterparty liaison
- Stamp duty calculation and coordination to the State Revenue Office
- PEXA electronic settlement booking, attendance and follow-up
- Direct senior-lawyer contact throughout
If you're selling:
- Section 32 vendor statement preparation under sections 32-32I of the Sale of Land Act 1962 (Vic)
- Contract of sale preparation
- All document ordering
- Title and outgoings searches
- Special conditions negotiation
- PEXA settlement coordination
- Discharge of mortgage coordination
What's not in the fee (charged separately at cost):
- Disbursements — search fees, certificate fees, PEXA fee (typically $200-$600 total)
- Stamp duty — statutory, paid to State Revenue Office
- Bank fees — vary by lender
Where you'll sit in the $660-$990 range:
- $660 — Standard residential sale or purchase, no complexity
- $770 — Standard apartment with OC review, or house with heritage overlay
- $880 — Off-the-plan apartments, properties with multiple easements, mixed-use buildings, complex OC matters
- $990 — Multi-title properties, FIRB transactions, restrictive covenant analysis
For ultra-complex matters (multi-title trophy properties, complex FIRB-required structures, substantial covenant matters), a bespoke quote is agreed at the free consultation before any work commences.
Book your free 15-minute consultation →
What are conveyancing disbursements?
Disbursements are out-of-pocket expenses your conveyancer pays on your behalf — searches, certificates, settlement-related fees. They're separate from the conveyancing fee.
Typical buyer-side disbursements in Melbourne:
| Item | Typical cost |
|---|---|
| Title search | $30-$40 |
| Plan search | $30-$40 |
| Land Information Certificate (council) | $25-$70 (varies by council) |
| Water Information Statement | $40-$60 |
| Owners Corporation Certificate (Form 23) | $150-$200 (paid by seller in most cases) |
| State Revenue Office (SRO) registration fee | Varies (statutory) |
| Land Use Victoria (LUV) registration fee | $200-$400 (varies by transaction type) |
| PEXA electronic settlement fee | Approximately $130 |
| Bank settlement attendance fees | Varies (some lenders charge, most don't) |
Total typical disbursements: $200-$600 depending on the property and council.
Important — disbursement transparency:
At Fogarty Oliver Rothschild, disbursements are charged at cost with no markup. Some firms mark up disbursements (sometimes substantially) as a hidden source of revenue. Ask your conveyancer directly: "Do you charge disbursements at cost, or do you mark them up?"
How we make it easy: send us your Section 32 or the contract before you sign, and we'll give it a free first read and a fixed-fee quote — so you know exactly what you'll pay, disbursements and all, before you commit.
Get a free fixed-fee quote → · or chat with Eliana, our assistant, any time on 03 4328 5084.
Who pays conveyancing costs — the buyer or the seller?
In Victoria the buyer and the seller each pay their own conveyancer or solicitor — there is no single shared bill. Each side also carries different out-of-pocket costs: the buyer pays stamp duty, the title-transfer registration fee and their own search disbursements, while the seller pays for the Section 32 vendor statement and the cost of discharging any existing mortgage. The PEXA electronic settlement fee is usually split, one half each.
Buyer typically pays: their conveyancing fee · stamp duty (to the SRO) · search and certificate disbursements · Land Use Victoria registration fee · half the PEXA fee.
Seller typically pays: their conveyancing fee · Section 32 preparation · owners corporation certificate (Form 23) where applicable · mortgagee discharge fee · half the PEXA fee.
How much is stamp duty in Victoria 2026?
Stamp duty (also called transfer duty or land transfer duty) is statutory — it's set by the Duties Act 2000 (Vic) and paid to the State Revenue Office, not to your conveyancer.
Standard stamp duty rates (residential, owner-occupier):
| Purchase price | Approximate stamp duty |
|---|---|
| $500,000 | ~$21,970 |
| $750,000 | ~$40,070 |
| $1,000,000 | ~$55,000 |
| $1,500,000 | ~$82,500 |
| $2,000,000 | ~$110,000 |
| $3,000,000 | ~$175,000 |
(These are indicative. Use the SRO calculator for your specific situation.)
First-home-buyer stamp duty exemption:
- Purchases up to $600,000 — full stamp duty exemption (no stamp duty payable)
- Purchases $600,001 to $750,000 — partial concession on a sliding scale
- Purchases over $750,000 — standard stamp duty payable
Eligibility depends on the buyer's circumstances (must be first home, must live in property for 12 months, etc.). The exemption can save substantial money — sometimes tens of thousands of dollars. We coordinate the exemption application as part of the conveyancing service.
Foreign buyer additional duty:
Foreign buyers (as defined under the Duties Act) pay an additional 8% on the purchase price as foreign purchaser additional duty. For a $1.5M purchase, that's an additional $120,000 on top of standard stamp duty.
Off-the-plan stamp duty:
For owner-occupier off-the-plan purchases, stamp duty is calculated on the dutiable value (typically land value plus construction completed at contract date, not the full purchase price), which can substantially reduce stamp duty. Off-the-plan stamp duty arrangements changed substantially in recent years and continue to evolve; current rules should be checked at the time of purchase.
What's the total cost of buying a home in Melbourne?
The total cost of buying in Melbourne is your conveyancing fee + disbursements + stamp duty — and stamp duty is by far the largest line. For a typical $800,000 owner-occupier purchase that's roughly $660–$990 (conveyancing) + about $400 (disbursements) + about $43,000 (stamp duty). So the legal and settlement portion is only around $1,100–$1,400; the government charges dwarf it.
| Purchase (owner-occupier) | Conveyancing | Disbursements | Stamp duty (approx.) | Approx. total |
|---|---|---|---|---|
| $600,000 — first-home buyer | $660–$990 | ~$400 | $0 (full exemption) | ~$1,100–$1,400 |
| $800,000 — standard | $660–$990 | ~$400 | ~$43,000 | ~$44,100–$44,400 |
| $1,000,000 — standard | $660–$990 | ~$400 | ~$55,000 | ~$56,100–$56,400 |
The single biggest lever on your total cost is the first-home-buyer stamp duty exemption (full to $600,000, partial to $750,000), which can save tens of thousands. Use the SRO land transfer calculator for an exact stamp duty figure, then add the conveyancing fee and disbursements for your all-in cost.
What are the hidden costs of conveyancing?
Apart from disbursements and stamp duty, watch for these less-obvious costs.
Costs that should be in the conveyancing fee but sometimes aren't:
- Special conditions drafting — some firms charge extra
- Urgent review (auction) fees — some firms charge a surcharge
- Heritage overlay analysis — some firms charge extra
- Restrictive covenant analysis — some firms charge extra
- Owners corporation deep-dive (beyond Form 23) — some firms charge extra
- File closure fees — some firms charge a $100-$200 closure fee
- Bank liaison fees — some firms charge per call
- Settlement attendance fees — should be included but sometimes charged
Ask your conveyancer: What's included in the fixed fee, and what's charged extra? Get the answer in writing before engaging.
At Fogarty Oliver Rothschild, the $660-$990 fixed fee includes everything listed above. No surprise charges. No file closure fees. No bank-call fees. The fee is what we agree at the consultation.
Want the fee in writing before you engage? Book a free 15-minute consultation → and you'll get a clear fixed-fee quote with nothing hidden — or speak to Eliana, our assistant, any time on 03 4328 5084.
Why are senior-lawyer fees worth the premium over $440 online conveyancing?
For straightforward matters with no complexity, the $440 online conveyancer often produces an acceptable outcome. The premium for senior-lawyer review pays for itself when:
1. There's heritage complexity. Melbourne has substantial heritage overlay coverage. Property buyers planning renovations or rebuilds need overlay analysis pulled from the planning citation, not a checkbox confirming the overlay exists. Senior-lawyer review catches what templated services miss.
2. The owners corporation has issues. Form 23 is a snapshot in time. Recent OC meeting minutes — which we pull as standard — show what's actually being discussed. Building defects, pending special levies, by-law disputes, and litigation rarely appear on Form 23 before they're formally struck.
3. There are restrictive covenants. Older Melbourne titles (Toorak, Malvern, Armadale, parts of Brighton, Kew) frequently carry 1880s-1930s restrictive covenants on building heights, materials, setbacks, and use. Senior-lawyer review assesses each covenant against your planned use; templated services don't.
4. You're a first-home buyer near the stamp duty threshold. The $600,000 full exemption threshold and $750,000 concession band can save tens of thousands. Senior-lawyer review structures the price negotiation and contract to preserve your exemption eligibility.
5. FIRB approval is required. Foreign buyer transactions need FIRB coordination — application timing, conditions, post-settlement compliance. Online conveyancers refer this out; we handle it in-house.
6. Trust or company structures are involved. Property purchased through discretionary trusts, family trusts, or company structures needs specific handling. Stamp duty implications coordinate with tax advisers; structure documentation must align with the purchase.
7. There's a family law dimension. Property transfers as part of separation settlements under section 90B of the Family Law Act 1975 need careful coordination with the family law matter. Doing both in one firm avoids timing problems.
For any of these scenarios, the $200-$500 fee premium over the cheapest online option pays for itself the first time a problem is caught pre-contract.
What does it cost to sell vs buy?
Conveyancing fees are similar for buying and selling, though the work is different.
Buying:
- Pre-contract Section 32 and contract review (1-3 days)
- Searches and pre-settlement work
- Stamp duty coordination
- PEXA settlement (receiving title)
Selling:
- Section 32 vendor statement preparation (5-10 days)
- Contract of sale preparation
- Document ordering
- Negotiation of buyer's special conditions
- PEXA settlement (transferring title)
- Mortgage discharge coordination
At Fogarty Oliver Rothschild, both sit in the same $660-$990 range depending on complexity. For sellers, properly prepared Section 32 vendor statements reduce the risk of buyer-side rescission claims and help the transaction proceed smoothly.
What does it cost to sell vs buy if I'm doing both?
If you're selling one property to buy another, you can often negotiate combined fees. At Fogarty Oliver Rothschild, simultaneous sell-and-buy matters typically attract a small discount on the second matter — the file efficiencies are real. Discuss at consultation.
What goes wrong if I just pick the cheapest option?
A 2024 Brighton matter. A buyer used an online conveyancer ($480 fee) for a $3.6M Edwardian. Templated review confirmed Section 32 disclosures present. After contract, the buyer realised the heritage classification was "Significant" and demolition (their plan) would be refused. The buyer attempted to rescind based on incomplete disclosure but the Section 32 had technically met its statutory obligations. The buyer settled and held a property they couldn't use as intended. Cost differential between $480 templated review and $880 senior-lawyer review: $400. Cost of the wrong outcome: substantial.
A 2024 Carnegie matter. A first-home buyer used an online conveyancer ($440 fee) for a $640K apartment. Templated review confirmed Form 23 present. After settlement, the OC struck a $22K special levy for defects that had been discussed at three OC meetings before the buyer's contract. The Form 23 hadn't formally disclosed the levy because it hadn't been struck. Cost differential between $440 templated review and $770 senior-lawyer-reviewed conveyancing: $330. Cost of the surprise levy: $22K.
(Client names withheld. Identifying details modified.)
Each of these would have been caught by senior-lawyer review pre-contract. The $330-$400 fee differential is small compared to the outcomes.
Before you sign anything, let us read it. Send us your Section 32 and contract and Elisa will check the substance — heritage, owners corporation minutes, covenants — for a fixed fee agreed up front. Book a free 15-minute consultation →, or chat with Eliana, our assistant, any time on 03 4328 5084.
How do I get an accurate quote?
For any specific property, get a quote at the free 15-minute consultation. The quote depends on:
- Property type (house, apartment, off-the-plan)
- Complexity (heritage, OC issues, covenants, FIRB)
- Whether you're buying, selling, or both
- Timeline urgency (auction urgency may attract a surcharge at some firms)
At Fogarty Oliver Rothschild, the $660-$990 range covers almost all residential matters. The exact figure is agreed at consultation before any work commences. Bespoke quote applies for ultra-complex matters.
Book a free 15-minute consultation → | Call 03 4328 5084
Frequently asked questions
What's the cheapest conveyancing in Melbourne?
Online conveyancers offer fixed fees from approximately $440 for basic residential matters, typically using paralegals working from templates. Whether that's appropriate for your matter depends on the complexity. For straightforward modern apartments with clean titles and competent owners corporations, the cheapest option often produces an acceptable outcome. For anything with complexity, senior-lawyer review at $660-$990 catches problems the cheapest option doesn't.
What's a fair conveyancing fee in Melbourne?
For senior-lawyer-reviewed conveyancing on standard residential matters, $660-$990 is the typical fair range in 2026. Significantly above that (e.g. $1,500+) is typically reserved for premium full-service law firms handling complex commercial or high-end matters. Significantly below that (e.g. $440) typically means paralegal-templated work without senior-lawyer review.
Are disbursements separate from conveyancing fees?
Yes. Disbursements are out-of-pocket expenses your conveyancer pays on your behalf — searches, certificates, settlement-related fees. They should be charged at cost with no markup. Typical total: $200-$600 depending on the property and council.
How much stamp duty will I pay?
Stamp duty is statutory under the Duties Act 2000 (Vic) and varies by purchase price. For a $1M owner-occupier purchase, approximately $55K. For first-home buyers, exemption applies up to $600K purchase price. Use the SRO calculator at sro.vic.gov.au for your specific situation.
What's the PEXA fee?
PEXA (Property Exchange Australia) is the electronic settlement platform used for almost all Victorian property transactions. The PEXA fee is approximately $130 and is passed through at cost.
Can I claim conveyancing fees as a tax deduction?
For an owner-occupier purchase, conveyancing fees are generally not immediately deductible but are included in the cost base of the property for capital gains tax purposes. For an investment property, conveyancing fees are typically also part of the cost base. Speak to your accountant for specific advice — we coordinate with your tax adviser as needed.
Do you charge urgent (auction) review fees?
No. Auction-week pre-contract reviews are included in the fixed fee at Fogarty Oliver Rothschild. Some firms charge a surcharge for urgent work; we don't.
Can I get a fixed quote before engaging?
Yes. The free 15-minute consultation includes a fixed-fee quote based on your specific matter. No surprise charges mid-transaction.
What's the cooling-off period if I change my mind after signing?
For a private sale, 3 clear business days from signing. For an auction sale, there's no cooling-off period — pre-contract review must be completed before the auction.
Does your conveyancing quote include GST?
Yes. At Fogarty Oliver Rothschild the fixed conveyancing fee ($660–$990) is quoted inclusive of GST, so the professional-fee figure you're told is the figure you pay. Disbursements are passed on at cost — some carry GST (such as the PEXA fee) and some government search and registration fees don't.
Who pays conveyancing fees — the buyer or the seller?
Each party pays their own. In Victoria the buyer pays their conveyancer, stamp duty, registration and search disbursements; the seller pays for the Section 32 vendor statement and the mortgagee discharge. The PEXA settlement fee is usually split, one half each.
What are mortgagee discharge fees?
A mortgagee (mortgage) discharge fee is what your lender charges to release its mortgage at settlement when you sell or refinance — typically $150–$350 depending on the bank. It's a bank fee, separate from your conveyancing fee, and is paid by the property owner discharging the loan.
What's the difference between solicitor and conveyancer fees in Victoria?
Often very little. In Victoria both can do conveyancing, typically $660–$990 for senior-lawyer-reviewed work versus $440–$660 for paralegal-templated online conveyancers. A solicitor can also handle FIRB, trusts, deceased estates and family-law-related transfers a conveyancer must refer out — so for complex matters the solicitor is usually better value at a similar price.
Ready to discuss your conveyancing fee?
The first 15 minutes are free.
📧 info@fogartyoliverandrothschild.com.au
📍 84 Chapel Street, St Kilda VIC 3182
🌐 Book a free 15-minute consultation online →
Hours: Monday to Friday, 9am–5pm. After-hours for auction weeks.
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 26 June 2026.
This guide is general information about Victorian conveyancing, not legal advice for your specific situation. For advice on your matter, book a free 15-minute consultation.