You’ve decided to sell. You’ve got an agent in mind, maybe even an idea of your asking price. But before any of that can happen, before the first open inspection, before the first offer, there’s one document that has to be right: your Section 32 Vendor Statement.
In Victoria, you cannot officially accept an offer on your property without a valid Section 32 in place. Get it wrong, miss something, or rush it, and you’re looking at potential delays, unhappy buyers, and in serious cases, a contract that can be voided entirely.
This checklist is designed to help you, as a vendor, understand exactly what goes into this, what to prepare, how to prepare a Section 32 statement before you call your conveyancer, and what mistakes to avoid so your sale runs smoothly from day one.
Understanding a Section 32 (Vendor Statement)
A Section 32 Vendor Statement is a regulation disclosure document that every property seller in Victoria must provide to a buyer before the Contract of Sale is signed. It’s named after Section 32 of the Sale of Land Act 1962 (Vic).
Think of it as your official disclosure to the buyer. It tells them everything they need to know about the property from a regulation and financial standpoint, things they can’t easily find out themselves. Title details, planning overlays, council rates, any restrictions or notices on the land it all lives in the Section 32.
If your Section 32 contains incorrect or missing information, a buyer can walk away from the contract even after they’ve signed it and get their deposit back. That’s a risk no seller wants to take.
Why Getting Section 32 Right Matters
This isn’t just a formality. Under Section 32 requirements of Victoria law, providing a false or incomplete Vendor Statement can expose you to significant consequences from a buyer pulling out of the deal, to penalties under the Sale of Land Act.
Beyond the official risk, a poorly prepared Section 32 delays your sale. Banks and buyers’ conveyancers will flag issues. Settlement gets pushed back. What should be a clean, straightforward transaction turns into weeks of back-and-forth.
Getting it right up front with a licensed conveyancer handling the preparation removes all of that risk.
Tip: Don’t wait until you have a buyer to start preparing your Section 32. It should be ready before you list. Eagle Peak can help you get there.
The Complete Section 32 Preparation Checklist
Here’s every item that typically needs to be included in or verified for a Section 32 Vendor Statement in Victoria. Use this as your starting point before meeting your conveyancer.
Section 32 Vendor Statement Checklist — Victoria
Title & Ownership
- Current Certificate of Title (confirming ownership and title type)
- Any mortgages, caveats, or charges registered on the title
- Confirmation of lot and plan number
Planning & Zoning
- Current zoning details from the planning scheme
- Any planning overlays (heritage, flood, bushfire, etc.)
- Copies of any planning permits relevant to the property
Council Rates & Outgoings
- Most recent council rate notice
- Water and sewerage rates
- Land tax information (if applicable)
Building Permits & Works
- Any building permits issued in the last 7 years
- Certificates of occupancy or final inspection documentation
- Owner-builder warranty insurance (if applicable)
Easements & Restrictions
- Registered easements on the title (drainage, access, power)
- Restrictive covenants that limit the use of the land
- Any right-of-way arrangements
Owners Corporation (if applicable)
- Owners' corporation certificate (if property is in a strata/community)
- Annual fees, special levies, or pending works
- Minutes of recent owners' corporation meetings
Notices & Encumbrances
- Any notices from the council or government authorities
- Road widening or acquisition notices
- Environment or contamination notices (if any)
Services & Utilities
- Confirmation of connected services (water, gas, electricity, sewerage)
- NBNI or NBN connection details (where relevant)
Common Mistakes Vendors Make With Section 32
Leaving out building permits
If you’ve had renovations or extensions done, any permits issued in the past 7 years must be disclosed. Missing these is one of the most common and most costly errors vendors make.
Not disclosing overlays or restrictions
Heritage overlays, flood zones, and restrictive covenants must all be included. Buyers have every right to know what limits exist on the land they’re purchasing.
Outdated or incorrect ownership details
If there’s been a change in ownership, a refinance, or a caveat lodged, the title must reflect the current position accurately.
Rushing preparation before listing
Some vendors leave Section 32 preparation too late. If the document isn’t ready when a buyer is ready to sign, you risk losing the sale, especially in a competitive market.
When Should You Prepare Your Section 32?
The short answer: before you list your property. Ideally, your Section 32 should be complete or at least in progress at least 2–3 weeks before your first open inspection.
6–8 Weeks Before Listing
Contact your conveyancer. Begin gathering title, rates, permits, and other documents.
4 Weeks Before Listing
Conveyancer prepares and reviews the Section 32 draft. Any missing items are identified and chased up.2 Weeks Before Listing
Final Section 32 is signed off. The Contract of Sale is prepared. Ready for buyers to review.Listing Day
Section 32 and the Contract of Sale are available to all prospective buyers from day one.Why You Need a Conveyancer to Prepare Section 32
This is not a DIY job. While there’s no rule saying you must use a conveyancer, the complexity of Section 32 requirements in Victoria means that errors are easy to make and expensive to fix.
A licensed conveyancer knows exactly what needs to be included, how to source documents you might not even know exist, and how to structure the statement so it holds up to scrutiny. They’ll also flag anything on the title that could become a negotiation issue before it surprises you mid-sale.
At Eagle Peak, we prepare Section 32 documents for vendors across Melbourne and Victoria every day. We know what councils require, what buyers’ conveyancers look for, and how to make your sale as clean and complication-free as possible.
Sell With Confidence, Start With the Right Conveyancer
Not sure which items apply to your property? Eagle Peak prepares Section 32 documents for vendors across Victoria.
Conclusion
Section 32 might not be the most exciting part of selling your property, but it’s one of the most important. Get it right, and your sale proceeds smoothly. Get it wrong, and you’re dealing with delays, unhappy buyers, or worse, a contract that falls over entirely.
Our advice? Don’t wait until you have a buyer lined up. Start preparing your Section 32 early, get conveyancing for sellers in Victoria from the professionals who know Victoria’s requirements inside out, and give yourself the best possible chance of a clean, stress-free settlement.
Eagle Peak helps vendors across Melbourne and Victoria prepare watertight Section 32 documents so your sale gets off on the right foot from day one. And if you’ve already received a contract, we’ll review it for free within 24 hours.
