Victorian Section 32 vendor statement review checklist
The Section 32 is the backbone of VIC conveyancing. A defective statement gives the purchaser a right to rescind. This checklist walks through a purchaser-side review.
This is a 12-step review checklist for a Victorian Section 32 vendor statement. It covers title, planning, outgoings, notices, building permits, owners corporation, and other disclosure items required by section 32 of the Sale of Land Act.
The checklist
Check title particulars
Confirm the vendor statement discloses title, encumbrances, caveats, and registered easements.
Review mortgages and charges
Confirm any mortgage is disclosed and will be discharged at settlement.
Check planning information
Confirm the planning zone, overlays, and any planning permits.
Review outgoings
Check rates, water, land tax, and owners corporation fees are disclosed with current amounts.
Check GAIC liability
For growth area properties, confirm whether GAIC is payable and the liability disclosure.
Review building approvals and permits
Check building permits issued in the last 7 years and any owner-builder warranty insurance.
Check owners corporation certificate
For strata, confirm the OC certificate is attached and current, with financials and insurance.
Review notices and orders
Confirm any notices from council, EPA, or water authority are disclosed.
Check services
Confirm the statement discloses whether the property is connected to mains water, sewerage, gas, and electricity.
Check designated bushfire area
Confirm whether the property is in a designated bushfire prone area.
Review restrictions and covenants
Check for restrictive covenants, section 173 agreements, and building envelope restrictions.
Report defects to client
Prepare a written report to the client identifying any defects that support a cooling-off or rescission right.
When this checklist applies
Use this checklist on every VIC purchase before contract signing. Defective statements support rescission under section 32K.
Common pitfalls
- Missing GAIC disclosure for growth area properties
- Outdated OC certificate attached at the wrong time
- Undisclosed section 173 agreements
- Missing recent building permits within the 7-year window
- Not flagging the designated bushfire area
Run this checklist on a real matter
Quillio reviews Section 32 statements against the Sale of Land Act and flags defective disclosures. See /practice-areas/commercial-lawyers or start a free trial.
This checklist is a general guide. Always advise the purchaser on rescission rights in writing where a defect is identified.
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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