Section 32 Vendor Statement review for Victorian buyers
In Victoria the Section 32 is where the real risks sit — title, easements, owners corporation details, planning and outstanding notices. It’s often 40-plus pages of certificates and legalese, and the catch is usually buried, not missing. Upload yours and we’ll translate it into plain English and flag what matters.
Review my contract — freeWhat a Section 32 has to contain
Under the Sale of Land Act 1962 (Vic), the seller must give you a vendor statement before you sign. It has to disclose:
- The title, the plan of subdivision, and who actually owns the land.
- Mortgages, caveats, restrictive covenants and easements affecting the property.
- Rates, taxes, owners corporation fees and other outgoings.
- The planning scheme and zoning, plus how the land is accessed by road.
- Any notices or orders from a council or public authority.
- Which services are connected — water, sewerage, gas, electricity, phone.
- Building permits issued in the last 7 years.
Where the surprises usually hide
- A drainage or sewerage easement crossing exactly the part of the block you wanted to build on.
- Owners corporation special levies or known building defects in an apartment.
- Owner-builder work done in the last 7 years without the required Section 137B warranty insurance.
- Planning overlays — heritage, bushfire, flood, vegetation — that limit what you can do with the land.
- A covenant restricting a second dwelling, a subdivision, or the materials you can build with.
A missing or wrong Section 32 is your way out
If the seller didn’t give you the Section 32 before you signed, or it leaves out something it was meant to disclose, you can usually end the contract any time before settlement and get your deposit back. That’s a real lever — but only if someone reads it closely enough to spot the gap.
A real example
A buyer signs on a period apartment without reading past the price. The Section 32 noted an owners corporation special levy of $14,000 for facade repairs, due a few months after settlement. Because it was disclosed — on page 40 — there was no comeback. A proper read would have turned that levy into a price negotiation before signing instead of a bill afterwards.
Know what’s in your Section 32 before you sign.
Upload the vendor statement and we’ll tell you what to question — free, in minutes.
Review my Section 32Frequently asked questions
How long is a Section 32 valid?+
It must be accurate when you sign. Sellers refresh it periodically, so review the version actually attached to your contract.
Section 32 vs contract of sale — what’s the difference?+
The Section 32 is the seller’s disclosure about the property; the contract of sale sets the terms of the deal. You should review both.
Can I negotiate after reading the Section 32?+
Often yes. Issues raised in the Section 32 — a special levy, an easement, an overlay — can be grounds to negotiate or seek advice before you sign.
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General information generated by AI. Not legal advice.