VIC vendor statement (section 32) preparation checklist
In Victoria, a vendor must give the purchaser a section 32 vendor statement before a contract of sale is signed. A defective or incomplete section 32 can give the purchaser a right to rescind within 14 days of becoming aware. This checklist covers the prescribed particulars and common traps.
This is a 12-step checklist for preparing a section 32 vendor statement under the Sale of Land Act 1962 (Vic). It covers title, planning, building, and owner-builder disclosures.
The checklist
Obtain title search and plan
Order a current title search and copy of plan from Land Use Victoria to confirm ownership, lot/plan, and all registered dealings.
List all encumbrances
Identify and describe every mortgage, charge, easement, covenant, and caveat registered on the title.
Disclose planning information
Attach the planning certificate or provide details of the zoning, overlays, and any planning permit conditions that affect the land.
Attach building permits and occupancy
Disclose any building permits issued in the past seven years and attach the occupancy permit or certificate of final inspection.
Disclose owner-builder work
If owner-builder work was done in the past six years, disclose that work and attach the required owner-builder warranty insurance or notice.
Provide outgoings details
List all outgoings payable in respect of the property, including council rates, water rates, and owners corporation fees.
Disclose services connected
State which services are connected to the property — electricity, gas, water, sewerage, and telecommunications.
Check for notices and orders
Search for any outstanding council or authority notices, orders, or proposals that may affect the property.
Disclose owners corporation details
If an owners corporation exists, attach the owners corporation certificate including fees, insurance, rules, and any planned special levies.
Disclose growth areas levy
If the land is in a declared growth area, disclose any growth areas infrastructure contribution liability.
Include due diligence checklist
Attach the prescribed due diligence checklist required to be given to purchasers under the Estate Agents (Contracts) Regulations 2008.
Final sign-off and service
Have the vendor sign the section 32 statement and serve it on the purchaser before the purchaser signs the contract of sale.
When this checklist applies
Use when acting for a vendor in any Victorian property sale before the contract for sale is prepared or exchanged.
Common pitfalls
- Failing to disclose owner-builder work within the six-year window
- Omitting growth areas infrastructure contribution liability
- Stale title search missing recent caveats or dealings
- Not attaching the prescribed due diligence checklist
- Incomplete outgoings disclosure triggering rescission
Run this checklist on a real matter
Quillio can cross-reference title data with planning overlays, flag missing section 32 attachments, and generate disclosure summaries. See /practice-areas/conveyancing or start a free trial.
General Victorian conveyancing guidance only. Section 32 requirements vary by property type and transaction — obtain specific legal advice.
Use this checklist on your matter.
Quillio can run this checklist on a specific NSW conveyancing matter — confirm each item, calculate adjustments, and generate the supporting documents. The free trial requires no credit card.
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