Vendor Conveyancing — What the Seller Pays For in Australia (2026)
Conveyancing for the vendor (seller) is the legal process of transferring property ownership. Most buyers understand they need a conveyancer — but vendors equally require one. In most Australian states, the vendor must prepare a contract of sale before marketing the property, which means engaging a conveyancer is step one, not step three.
What the Vendor’s Conveyancer Does
| Task | When |
|---|---|
| Title search — confirm you are the registered owner and identify encumbrances | Before contract preparation |
| Prepare the contract of sale | Before listing |
| Prepare the vendor’s statement (s32) — VIC; or attach required certificates — NSW | Before listing |
| Advise on conditions and special conditions in the contract | Before exchange |
| Review the buyer’s signed contract and confirm correct | At exchange |
| Calculate settlement adjustments (council rates, water, strata levies) | Before settlement |
| Coordinate with your lender to discharge your mortgage | Before settlement |
| Attend (or perform remotely via PEXA) electronic settlement | Settlement day |
| Ensure net proceeds are distributed correctly | Settlement day |
Legal Requirements by State — What Must Be Provided to Buyers
| State | Requirement |
|---|---|
| NSW | Contract of sale with attached planning certificate (s10.7), drainage diagram, title search. Vendor must have the contract before marketing. |
| VIC | Vendor’s statement (s32) prepared and provided to buyer before signing the contract. |
| QLD | Contract of sale; seller disclosure is less structured but must disclose known material defects. |
| SA | Form 1 (vendor’s disclosure statement) + contract |
| WA | Joint Form of General Conditions; no formal pre-sale disclosure statement required (significant difference) |
| ACT | Seller’s disclosure document and contract |
| TAS | Generally follows common law; contract prepared before sale |
Failure to provide required disclosure documents can entitle buyers to rescind the contract in most states.
What Vendor Conveyancing Costs
| State | Typical vendor conveyancing fee |
|---|---|
| NSW | $1,200–$2,500 |
| VIC | $1,000–$2,000 |
| QLD | $1,200–$2,500 |
| WA | $1,000–$2,000 |
| SA | $800–$1,800 |
Fees vary based on:
- Property complexity (strata, community title, multiple encumbrances)
- Whether the conveyancer is based in a major city or regional area
- Whether you use a licensed conveyancer (cheaper) or a solicitor (sometimes more expensive, sometimes comparable)
Disbursements (additional to professional fees): title search fees, certificate fees, PEXA (electronic settlement) fees — typically $200–$600 total.
Conveyancer vs Solicitor — Who Should You Use?
| Feature | Licensed conveyancer | Property solicitor |
|---|---|---|
| Specialisation | Property transactions only | Broader legal practice, including property |
| Cost | Generally lower | Generally higher |
| Suitability | Standard residential transactions | Complex transactions, disputes, unusual title issues |
| Equivalent? | For most standard sales — yes | Preferred for complex matters |
For a straightforward residential sale, a licensed conveyancer is appropriate and cost-effective.
The Settlement Adjustment Process
At settlement, the conveyancer calculates adjustments so each party pays their fair share:
Items typically adjusted:
- Council rates — vendor pays up to settlement date; buyer pays from settlement
- Water rates — same principle
- Strata levies (if applicable) — current quarter’s levies adjusted
- Land tax — if applicable
If rates have been paid in advance by the vendor, the buyer reimburses the vendor for the pre-paid period from settlement onwards. If arrears exist, they are deducted from vendor proceeds.
Mortgage Discharge — What the Conveyancer Coordinates
If you have a mortgage on the property, your lender must release (discharge) the mortgage on settlement day. Your conveyancer:
- Advises your lender of the settlement date well in advance (typically 10–15 business days notice required)
- Confirms the payout figure with the lender
- Coordinates the discharge in PEXA (electronic settlement platform) so the discharge and the transfer register simultaneously on settlement day
Important: Discharge fees (charged by your bank) are separate from conveyancing fees — typically $150–$400. See How to Discharge Your Mortgage When Selling.
Frequently Asked Questions
Do I need a conveyancer to sell my property myself (private sale)?
Yes. Even if you sell without a real estate agent, you still need a licensed conveyancer or solicitor to prepare the contract of sale, manage the exchange, and coordinate settlement. Conveyancing is the legal function — agent representation is the marketing and negotiation function.
When should I engage a conveyancer?
Before you list the property. The contract must be ready before the first inspection in most states. Leaving it until after you accept an offer can delay exchange and frustrate the buyer.
Can I use a cheap online conveyancing service?
Online conveyancing services exist and work for straightforward transactions. Ensure the provider is licensed in your state, read reviews, and confirm what is included (some online services are quote-only and charge extra for any complexity).
Related Selling Guides
- How to Sell a House in Australia — Step-by-Step Guide
- How to Discharge Your Mortgage When Selling
- What to Expect on Settlement Day as a Seller
- Selling Your Home Hub
This article provides general information about vendor conveyancing in Australia. Legal requirements vary by state. Always engage a licensed conveyancer or solicitor for your property sale. Find one through MoneySmart.