In this guide(11 sections)
If you're getting ready to sell, your agent has probably already said the words "we'll need the Section 32 before we can list" — and you're wondering what that's going to cost and who does it. The good news: in Victoria, preparing a Section 32 is not an expensive add-on. With us it's part of one fixed selling conveyancing fee, and the searches and certificates behind it are passed on at cost. Below is exactly what you'll pay, in plain English, and why getting it right matters more than getting it cheap. If anything here feels unclear, you don't have to work it out alone — fill in the enquiry form and Elisa will call you back. The first 30 minutes are free.
At a glance — Section 32 costs in Victoria
| What it is | The vendor statement a seller must give the buyer before the contract is signed |
| The law | Section 32 of the Sale of Land Act 1962 (Vic) |
| Who prepares it | A solicitor or licensed conveyancer acting for the seller |
| Our legal fee | Included in our fixed selling conveyancing fee of $660–$990, confirmed in writing |
| Searches and certificates | Charged at cost, no markup — typically a few hundred dollars in total; more for units with an owners corporation |
| Who sets certificate fees | The issuing authority (Land Use Victoria, council, water authority, State Revenue Office) — fees change each year |
| When to order it | Before marketing starts — before the first open inspection or the auction campaign |
| Typical preparation time | Around 5–10 business days, depending on how quickly certificates come back |
| If it's wrong or missing | The buyer may be able to rescind the contract before settlement (s 32K) |
| First consultation | Free, 30 minutes, no obligation |
How much does a Section 32 cost in Victoria?
A Section 32 in Victoria usually costs a professional fee for preparing it plus the searches and certificates it attaches — and at Fogarty Oliver Rothschild the preparation is included in our fixed selling conveyancing fee of $660–$990, with certificates passed on at cost. That's the honest answer to "how much": there's the legal work, and there are the government and authority charges for the documents that have to go into the statement under section 32 of the Sale of Land Act 1962 (Vic).
Across the market, some providers price the Section 32 as a stand-alone product and then charge separately for the rest of the sale. We don't. You get one fixed fee covering the Section 32, the contract of sale, and the conveyancing through to settlement — agreed in writing before any work begins. Where your sale sits within the $660–$990 range depends on complexity: a standard house or apartment with a clean title sits at the lower end; multiple titles, unusual easements or restrictive covenants sit higher.
The first 30 minutes are free, with no obligation. Book a free consultation → · or speak to Eliana, our assistant, any time on 03 4328 5084 — she'll get your matter to Elisa quickly.
Who prepares a Section 32?
A Section 32 is usually prepared by the seller's solicitor or licensed conveyancer, because the Sale of Land Act 1962 places the disclosure obligation on the vendor and the consequences of getting it wrong fall on the vendor too. Technically you can prepare your own — practically, almost nobody should.
At our practice, Elisa prepares it herself. She is a solicitor, practising since 2012, and there is no paralegal or junior on the file. That matters because a Section 32 isn't just a stack of certificates: someone has to read the title, the plan and every certificate, and ask, "Does anything here need to be disclosed differently, explained, or fixed before we list?"
What searches and certificates go into a Section 32 — and what do they cost?
The contents of a Section 32 are set by the Sale of Land Act 1962, so the certificates you need depend on the property — a house on its own title needs fewer than an apartment in an owners corporation. Each certificate comes from the authority that holds the information, and that authority sets the fee. These fees change every year, so the ranges below are indicative only — they're what sellers typically see, and the actual amount varies with the property, the council and the authority.
| Search or certificate | What it shows | Typical cost (varies) |
|---|---|---|
| Title search (Register Search Statement) | Who owns the land and what's registered on title — mortgages, caveats, easements, covenants | Usually tens of dollars |
| Plan of subdivision / title plan | The registered plan showing the lot | Usually tens of dollars |
| Council land information certificate | Rates and charges owing, plus certain notices | Usually tens of dollars; varies by council |
| Water information statement | Water and sewerage charges, and sometimes asset information | Usually tens of dollars; varies by water authority |
| Land tax certificate | Whether land tax is owing on the land | Usually tens of dollars |
| Planning certificate / property report | Zoning and overlays affecting the land | Ranges from free to modest, depending on the source |
| VicRoads certificate | Whether any road proposals affect the land (ordered where relevant) | Usually tens of dollars |
| Owners corporation certificate | Fees, levies, funds, insurance and any proceedings (units, townhouses, apartments) | Usually the largest single item — commonly a couple of hundred dollars |
| Building permit information | Building permits issued in the last seven years | Varies by council; sometimes nil if you hold the documents |
All of these are charged at cost, with no markup. For a typical house, the certificate total usually lands in the low hundreds of dollars. For an apartment, the owners corporation certificate tends to push it higher. You'll see every item itemised on your statement — nothing bundled, nothing rounded up. For a fuller breakdown of out-of-pocket costs on a sale, see conveyancing disbursements explained, and for strata properties, our guide to owners corporation searches.
When should I order my Section 32?
Order your Section 32 before your property is marketed, because under section 32 of the Sale of Land Act 1962 the buyer must have it before they sign — and at auction, the successful bidder signs on the day. In practice, that means engaging your lawyer as soon as you've chosen an agent.
A good rhythm looks like this:
- Choose your agent and set a target listing date.
- Engage your lawyer at the same time — ideally two weeks before the first open inspection.
- Certificates are ordered, and the Section 32 and contract are drafted and checked.
- You review and sign the vendor statement.
- The agent receives it before marketing begins, so it's ready for every interested buyer.
Starting late is one of the most common reasons sellers end up paying for urgent certificates or delaying a campaign. Certificates can take several business days to come back, and some councils are slower than others.
Listing soon? That's exactly what the free first call is for. Book a free 30-minute call → · or reach Eliana any time on 03 4328 5084
What happens if my Section 32 is wrong?
If a Section 32 is missing, incomplete or inaccurate, the buyer may be able to rescind the contract before settlement under section 32K of the Sale of Land Act 1962 — which can mean losing the sale, refunding the deposit and starting your campaign again. Whether a particular error gives the buyer that right depends on the facts — the right isn't automatic in every case — but it's a risk no seller wants hanging over a sale.
Even where an error doesn't give the buyer a right to walk away, it often gives them leverage. A buyer who discovers an undisclosed easement, an unexplained building permit gap or an outstanding charge late in the process will frequently ask for a price reduction rather than rescind. Either way, the cost of a defective Section 32 is almost always far larger than the cost of a properly prepared one.
What goes wrong with a Section 32?
These are common situations that come up when a Section 32 hasn't been prepared carefully — described generally, not as any particular client's matter:
The renovation without paperwork. A seller extended the kitchen a few years ago and assumed the builder handled the permits. The building permit information isn't in the Section 32, or doesn't match what's on the ground. A buyer's lawyer spots it, and the conversation turns to price or rescission.
The easement nobody read. The title search shows a drainage or carriageway easement, but it isn't explained, and the plan shows it running where the buyer intends to build. Disclosed or not, a misunderstanding late in the sale can derail it.
The stale owners corporation certificate. The campaign drags on, the property is relisted months later, and the owners corporation has since struck a special levy. The certificate in the Section 32 no longer reflects the true position.
The online template filled in by the seller. A low-cost "do it yourself" Section 32 leaves out a certificate that this particular property needed. The buyer's lawyer notices after the contract is signed.
None of these mean selling is risky. They mean the Section 32 should be read, not just assembled.
Is a cheap online Section 32 worth it?
A cheap online Section 32 can be fine for a very simple property, but the price usually reflects a template and a checklist rather than a lawyer reading your title, plan and certificates against section 32 of the Sale of Land Act 1962. The difference shows up when something on the title is unusual — and you often don't know whether your property is "simple" until someone has actually looked.
Things to ask any provider before you choose:
- Who actually prepares and checks my Section 32? A solicitor, a conveyancer, or a template process?
- Is the Section 32 priced separately from the rest of the sale? A low headline price can grow once the contract, settlement and "admin" fees are added.
- Are certificates passed on at cost? Or is there a margin on each search?
- What happens if the buyer raises a problem? Is the same person still on the file?
With us, the answer to all of those is simple: Elisa prepares it, the fee covers the whole sale, certificates are at cost, and she stays with your matter to settlement.
What about doing it yourself? The Act doesn't stop a seller preparing their own Section 32, but you carry the full risk if it's defective. DIY statements most often fall down on the items that need judgment — building permits, owners corporation matters, and what an easement or covenant actually means. Saving a few hundred dollars rarely justifies putting the whole sale at risk.
How we make it easy
How we make it easy: (1) a free, unhurried first call · (2) one fixed fee for the whole sale, in writing · (3) Elisa orders every certificate and prepares your Section 32 and contract · (4) you see every disbursement itemised at cost · (5) she stays with you through to settlement — no hand-offs, no surprises.
What happens when you call us: Eliana takes a few details about your property and your agent's timeline, and Elisa calls you back. She'll confirm the fee in writing, tell you which certificates your property needs, and give you a realistic date for the Section 32 to be ready. For the whole selling process from listing to settlement, see our guide to conveyancing for sellers.
Frequently asked questions
How much does a Section 32 cost in Victoria?
It's usually a professional fee for preparing it plus the cost of the searches and certificates attached. At Fogarty Oliver Rothschild, Section 32 preparation is included in our fixed selling conveyancing fee of $660–$990, confirmed in writing, and certificates are charged at cost with no markup — typically a few hundred dollars, more for properties with an owners corporation.
Who pays for the Section 32 — the buyer or the seller?
The seller. Section 32 of the Sale of Land Act 1962 places the obligation to prepare and provide the vendor statement on the vendor, so the seller pays for its preparation and the certificates it contains.
Do I need a lawyer or conveyancer to prepare a Section 32?
It isn't a legal requirement, but almost every seller uses a solicitor or licensed conveyancer because a defective Section 32 can let the buyer rescind the contract. The cost of professional preparation is small next to that risk.
How long does it take to prepare a Section 32?
Typically around 5–10 business days, mostly depending on how quickly the council, water authority and owners corporation return their certificates. Engaging your lawyer when you choose your agent avoids delays.
Why do certificate fees vary?
Each certificate is issued by a different body — Land Use Victoria, your council, your water authority, the State Revenue Office, an owners corporation manager — and each sets its own fee, usually reviewed every year. That's why we pass them on at cost and itemise them, rather than quoting a fixed figure.
Does a Section 32 expire?
There's no set expiry, but it must be accurate when the buyer signs. If your campaign runs for months or you relist, some certificates may need to be refreshed. See our full guide to the Section 32 vendor statement.
What if the buyer finds a problem with my Section 32?
Depending on the problem, the buyer may be able to rescind under section 32K of the Sale of Land Act 1962, or may seek to renegotiate. Call us straight away — the earlier a problem is looked at, the more options you usually have.
Is the Section 32 included in your conveyancing fee?
Yes. Our fixed selling fee of $660–$990 covers the Section 32, the contract of sale and the conveyancing through to settlement. See conveyancing fees in Melbourne for how the range works.
Feeling unsure? That's exactly what Elisa is here for
Selling is a big moment, and the paperwork shouldn't be the part that keeps you up at night. Elisa prepares your Section 32 herself, explains anything that needs explaining, and agrees the fee in writing up front.
The first 30 minutes are free.
📧 info@fogartyoliverandrothschild.com.au
🌐 Fill in the enquiry form and Elisa will call you back →
📍 84 Chapel Street, St Kilda VIC 3182 · Monday to Friday, 9am–5pm.
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 21 October 2026.
This guide is general information about Victorian conveyancing, not legal advice for your specific situation. For advice on your matter, book a free 30-minute consultation.