The role of your conveyancer: what they do, and what they don't

Your conveyancer (or a solicitor doing conveyancing work) handles the legal side of buying a property. They matter because they're the only person on your side of the transaction whose job is the legal mechanics: if they don't catch something, nobody else will. Where they fit in the wider journey is covered in our buying process guide. In Victoria conveyancers are licensed and regulated under the Conveyancers Act 2006; a property solicitor is generally used for more complex matters (trusts, estates, commercial) and costs more.

What they do, in order

• Before you sign: review the contract and Section 32 and flag encumbrances on title, special conditions that need attention, outstanding rates or water bills, the settlement terms, and anything unusual. For non-auction sales they may suggest contract changes.
• After you sign: once the cooling-off period has passed, they confirm the deposit, coordinate with the vendor's side, order the searches and certificates, liaise with your bank, and verify the vendor's mortgage discharge and a clean title.
• Stamp duty and adjustments: they prepare and pay stamp duty from your funds at settlement, calculate the rate adjustments so you only pay your share, confirm owners corporation fees are current, and prepare the transfer.
• Settlement: they attend (electronically, via PEXA), confirm the loan funds and the discharge, authorise the transfer, and lodge the title. You don't need to be there; they confirm once it's done.
• After settlement: they confirm the title is in your name, send the final statement, help with rates notifications, and give you the records you'll need for tax or a future sale.

What they don't do

This is the part buyers miss. A conveyancer reviews documents, not buildings, so they won't catch a leaking roof or dodgy wiring, that's the building and pest inspector. They don't drive past to check the neighbour's overhanging tree or the train noise (your job), don't negotiate the price, and don't give financial advice or tell you whether it's "a good buy." They work from what's in the document, so they can spot what's there but not what should be there and isn't, which is why a Section 32 you can't make sense of is worth querying with the agent directly. And they note your building report's findings without independently assessing them; deciding what to do with it is yours, with the inspector.

Choosing a good one

The markers of a good conveyancer: responsive within hours, not days; able to explain a special condition in plain English; flagging risks you didn't know to ask about; giving you copies of everything (contract, Section 32, statements, transfer, discharge); and confirming timing and funds a few days before settlement, with no surprises on the day.

Fees in Victoria typically run $700 to $2,000 plus $300 to $600 in government and search costs, with solicitors at the higher end. Be wary of a $500 quote that nickel-and-dimes on extras; ask upfront for a complete quote including disbursements. The cheapest is rarely the best value, since a good one can cost a little more and save you thousands by catching something.

To find one, ask your mortgage broker (they deal with conveyancers daily), friends who bought in the last year or two, or the Australian Institute of Conveyancers Victoria; a local familiar with your area's council rules and known problem buildings is a plus. Avoid conveyancers the selling agent recommends (not independent) and anyone who won't quote upfront. Best test: a 10-minute call before booking. The one who treats your purchase as routine, because they've done it for twenty years, is exactly what you want. Choose well, communicate often, and don't sign anything without their okay.

Sources

• Consumer Affairs Victoria: Conveyancers: the regulator of licensed conveyancers in Victoria, including how they're licensed and your rights as a client.
• Conveyancers Act 2006 (Vic): the law licensing and regulating conveyancers in Victoria.

Sources verified 25 July 2026. Fees are illustrative and vary.