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Section 32 checklist

Tick off everything worth checking in a Victorian Section 32 (Vendor's Statement) before you sign. Your progress saves automatically on this device.

01 Title and ownership The vendor named in the Section 32 matches the registered owner on the title, and the property description matches the address and land you expect.
02 Mortgages and charges Any mortgage, charge, or encumbrance on the title is listed. A standard bank mortgage discharged at settlement is normal.
03 Caveats Any caveat (a notice that someone claims an interest) is identified, with a plan to remove it before settlement.
04 Easements You have read each easement (drainage, utility, or carriageway) and understood where it sits on the block.
05 Restrictive covenants Any covenant limiting how the land can be used or what can be built is read in full and checked against your plans.
06 Planning zone The planning zone is disclosed and you understand what the land can be used for and what needs a permit.
07 Planning overlays Each overlay (heritage, flood, bushfire, design and development) is noted and you understand the extra restrictions it adds.
08 Council and water rates Annual council and water rates are disclosed, with no outstanding balances left for you to inherit.
09 Owners corporation For any common-property development, the OC certificate is included, covering levies, special levies, disputes, and financial health.
10 Building permits Permits issued in the last ten years are listed, and each has a certificate of final inspection or occupancy closing it out.
11 Notices and orders Any outstanding notices or orders from councils, courts, or authorities are disclosed and explained.
12 Section 32 completeness Nothing important appears to be missing, and the document covers everything you would expect for this property.

Why read it before you sign?

A Section 32 (Vendor's Statement) is the document a seller must give you before you sign a contract in Victoria. It discloses what you're really buying. Signing the contract commits you to the purchase, so if the Section 32 disclosed something that would have changed your mind, you generally can't use that as grounds to walk away afterwards. At auction there's no cooling-off period, so read it before auction day, not on the way there.

Do you still need a conveyancer if you use this?

Yes. This checklist helps you understand what you're looking at and what to ask about. A conveyancer is trained to interpret what each element means in your specific circumstances. Read the Section 32 first so you can ask informed questions, then let your conveyancer make the legal assessment. For a deeper explanation of each item, see our full Section 32 checklist guide and the complete Section 32 guide.

General information only. This checklist is a guide to help you understand a Victorian Section 32. It is not legal advice and does not replace a licensed conveyancer or solicitor.

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