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Do you need a conveyancer?

Short answer: yes. Here is what they do, what they cost, and what to ask before you pick one.

TLDR

The 60-second version

What they do: Handle the legal side of buying property. That means title searches, contract review, settlement, and transferring the title into your name. They make sure what you are buying is actually what the seller says it is.

Cost: $800 to $2,500 for the professional fee, plus $300 to $800 in disbursements (title searches, certificates, PEXA fees). Always ask for a full breakdown upfront.

When you need one: Before you sign anything. If you are buying at auction, engage a conveyancer at least three to four weeks before auction day so they can review the contract. For a private sale, get them involved before you sign the contract of sale.

Conveyancer vs solicitor: A licensed conveyancer specialises in property transfers. A solicitor (property lawyer) can do the same work but also handles broader legal issues. For a standard house or apartment purchase, either works well. If your transaction is complex, a solicitor may be the better choice.

Can you DIY? Technically yes in some states (though not in Queensland, where conveyancing must be performed by a licensed conveyancer or solicitor). But the risk is not worth the saving. A missed easement, an undisclosed caveat, or a problem with the title can cost you tens of thousands of dollars. For $800 to $2,500, a professional checks everything so you do not have to.

What a conveyancer actually does

A conveyancer manages the legal process of transferring property ownership from the seller to you. Here is what that looks like in practice.

Title search

They search the title at the relevant state land registry (e.g. Land Use Victoria, NSW Land Registry Services, Titles Queensland) to confirm the seller actually owns the property and to identify any encumbrances, easements, caveats, or mortgages registered against it.

Contract review

They read the contract of sale before you sign it. They check for unusual conditions, missing disclosures, and anything that could cause problems later. They explain what you are agreeing to in plain language.

Section 32 / vendor statement (VIC) and equivalent disclosures

In Victoria, the seller must provide a Section 32 vendor statement before the contract is signed. Other states have equivalent disclosure requirements. Your conveyancer reviews this document to make sure all required information has been disclosed, including title details, planning information, building permits, and owner's corporation certificates.

Other states have equivalent documents: NSW requires a Contract for Sale with prescribed attachments including a s10.7 zoning certificate. QLD has a seller disclosure statement. SA has a Form 1 vendor statement.

Pre-settlement searches and checks

Before settlement, they order searches and certificates to verify there are no outstanding rates, water charges, land tax issues, or last-minute changes to the title. They coordinate with your lender to make sure the mortgage documents are ready.

Settlement

Settlement is the day ownership officially transfers. Your conveyancer coordinates with the seller's conveyancer, both lenders (if applicable), and the land registry. Most settlements now happen electronically through platforms like PEXA. Your conveyancer handles the entire process. You get the keys.

Transfer of title

After settlement, they lodge the transfer of land and any mortgage documents with the state land registry. The title is then registered in your name. This is the final step.

When to engage a conveyancer

The most common mistake buyers make is engaging a conveyancer too late. You want them involved before you commit to anything.

Buying at auction: Engage a conveyancer at least three to four weeks before auction day. There is no cooling-off period at auction in any Australian state or territory, so you need the contract reviewed before you bid. Once the hammer falls, you are locked in.

Private sale: Engage a conveyancer before you sign the contract of sale. You usually have a cooling-off period for private sales (the length varies by state), but it is much better to have the contract reviewed first rather than relying on cooling-off to get out of a bad deal.

Off-the-plan: Engage a conveyancer (or solicitor) before signing. Off-the-plan contracts are more complex and have different risks. Many buyers find a solicitor is worth the extra cost here.

Your conveyancer also coordinates with your lender at settlement, ensuring mortgage documents are correct, the bank funds on time via PEXA, and the mortgage is registered on title simultaneously with the transfer.

What they check

Beyond the contract itself, your conveyancer checks for issues that could affect your ownership, your use of the property, or your finances. Here are the main things they look at.

  • Easements: Rights that allow others to use part of your land. Common examples include drainage easements, shared driveways, and power line easements. These can affect where you build or renovate.
  • Covenants: Restrictions on what you can do with the property. Some covenants limit building materials, fence heights, or the number of dwellings. Common in newer estates.
  • Caveats: A caveat is a notice on the title that someone else claims an interest in the property. Your conveyancer will check whether any caveats need to be removed before settlement.
  • Zoning and planning overlays: The zoning determines what you can and cannot do with the property. Planning overlays (bushfire, heritage, flood, environmental) add further restrictions. Your conveyancer checks these against state and council planning portals.
  • Owner's corporation / strata: If you are buying a unit or apartment, your conveyancer reviews the owner's corporation (body corporate) records. They check the financial statements, meeting minutes, any planned special levies, and whether there are disputes or building defect claims.
  • Unpaid rates and charges: They confirm there are no outstanding council rates, water rates, or land tax that could become your responsibility.
  • Boundary issues: They check the plan of subdivision to confirm the property boundaries match what you expect. If there are signs of encroachment (a fence or structure over the boundary), they will flag it.
  • Outstanding notices and orders: Council building orders, compliance issues, or unapproved renovations that could require rectification.
  • Water authority searches: Confirms sewer connection, water easements, and outstanding water charges.
  • Land tax clearance: Confirms the vendor has no outstanding land tax that could attach to the property.

Conveyancer vs solicitor

A licensed conveyancer is qualified to handle property transfers. A solicitor (specifically a property lawyer) can do the same work but is also qualified to handle broader legal matters. Both are regulated and must hold professional indemnity insurance.

For a standard house or apartment purchase, either is a good choice. The main difference is scope. A conveyancer handles the transaction efficiently and usually at a lower cost. A solicitor can also advise on legal issues that go beyond the transaction itself.

When a solicitor may be the better choice:

  • The transaction is complex (off-the-plan, rural property with water rights, subdivision)
  • There is a dispute with the seller or a third party
  • You are buying commercial or mixed-use property
  • You are buying through a trust, SMSF, or company structure (SMSF purchases require specific bare trust structures under the SIS Act and need a solicitor, not just a conveyancer)
  • The contract has unusual or heavily amended conditions

If your conveyancer spots something that needs legal advice beyond property transfer, they will usually refer you to a solicitor. A good conveyancer knows the boundary of their expertise.

Eight questions to ask your conveyancer

1. What is your total fee, including disbursements?

Get a fixed quote in writing. Disbursements (title searches, certificates, PEXA fees) are on top of the professional fee. Ask for an itemised estimate.

2. Do you have experience with first home buyers?

A conveyancer who works with first home buyers regularly will know the stamp duty concessions, grants, and common questions inside out.

3. What is your expected timeline from contract to settlement?

Standard settlement is 30 to 90 days depending on the state and what you negotiate. Your conveyancer should give you a clear timeline and keep you updated.

4. What is included in your fee and what costs extra?

Some conveyancers charge extra for things like special conditions, contract amendments, or settlement extensions. Ask what is covered and what is not.

5. How will you communicate with me during the process?

Email, phone, portal. Know what to expect. A good conveyancer is responsive and explains things clearly. You should never feel left in the dark.

6. Can you walk me through what happens at settlement?

Settlement can feel opaque. A good conveyancer will explain each step so you know exactly what to expect and when you get the keys.

7. Have you handled properties in this area before?

Local experience helps. A conveyancer familiar with the council and local planning rules can spot issues faster.

8. What happens if there is a problem before settlement?

Things can go wrong: a defect is found, the seller does not meet a condition, or finance falls through. Ask how they handle these situations and what your options are.

Red flags

  • They will not give you a fixed quote or a written fee estimate. If the pricing is vague, keep looking.
  • They are slow to respond to emails or calls. If they are hard to reach before you have signed up, it will not get better during settlement.
  • They do not explain things in plain language. A conveyancer should make legal concepts clear, not more confusing.
  • They pressure you to sign quickly without giving you time to read the contract. You have the right to take time and ask questions.
  • They do not disclose referral arrangements. If they were referred by your real estate agent, ask whether a referral fee is involved.
  • They are not licensed or insured. Every conveyancer must hold a valid licence in their state and carry professional indemnity insurance. Ask to see proof if you are not sure.

How to find a conveyancer

Word of mouth is the most reliable starting point. Ask friends or family who have bought recently. If their experience was smooth, that is a strong signal.

You can also search the directories maintained by the Australian Institute of Conveyancers (AIC) in each state, or your state's law society if you prefer a solicitor. Read Google reviews and pay attention to how people describe the communication and responsiveness, not just the outcome.

Your mortgage broker or real estate agent may recommend a conveyancer. That is fine, but ask whether there is a referral fee involved. You are not obligated to use their recommendation.

Verify that your conveyancer holds a current licence through your state's licensing body (e.g. Consumer Affairs Victoria, NSW Fair Trading, Queensland Office of Fair Trading). Licensed conveyancers must meet education, insurance, and conduct requirements.

Your rights

Cooling-off period: Most states provide a cooling-off period for private sale contracts (typically 2 to 5 business days, varying by state). During this time, you can withdraw from the contract, though you may forfeit a small percentage of the purchase price. There is no cooling-off period for auction purchases in any Australian state or territory. Your conveyancer will explain the rules for your state.

If something goes wrong with a licensed conveyancer: Raise the issue with your conveyancer first through their internal complaints process. If that does not resolve it, licensed conveyancers are regulated by state consumer affairs bodies (e.g. Consumer Affairs Victoria, NSW Fair Trading). You can lodge a complaint with the relevant state regulator. These processes are free for consumers.

If something goes wrong with a solicitor: Raise the issue with the solicitor first. If that does not resolve it, contact your state or territory law society or legal services commissioner. They handle complaints about solicitors and can order compensation or disciplinary action where warranted.

Useful links

These are the official directories and regulators for each state. All links go to government or industry body websites.

Find a conveyancer

Find a property solicitor

Verify a licence or make a complaint

Land registries (title searches)

Other useful resources

Important: This guide is general information only. It is not legal advice and does not take into account your individual circumstances. Property law varies between states and territories, and the rules may have changed since this page was last reviewed.

housematch.com.au does not provide legal services and is not a licensed conveyancer or law firm. We do not receive referral fees or commissions from any conveyancer, solicitor, or legal service provider.

Before making any decisions about your property purchase, speak to a licensed conveyancer or solicitor in your state. They can advise on the specific rules and requirements that apply to your transaction.

To the extent permitted by law, housematch.com.au and its operators accept no liability for any loss or damage arising from reliance on the information in this guide.

Last reviewed: March 2026.

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