Go to market with the paperwork done right.

In Victoria, a disclosure statement is usually the Section 32 Vendor Statement. It is a legal document the seller must give the buyer before the buyer signs the contract of sale.

A Section 32 statement contains important information about the property, such as the title details, easements, covenants, zoning, rates and other outgoings, and certain other matters required by law. It helps a buyer understand the legal and practical issues that may affect the property before committing to the purchase.

It is important to understand that a Section 32 statement is not a building inspection report. It does not replace proper due diligence about the physical condition of the property. If the statement is incorrect, incomplete or misleading, it can create significant legal issues for the seller.

If you are selling property in Victoria, we can prepare your disclosure statement to help reduce risk before your property goes on the market.

Yes. For Victorian residential auctions and fixed-date sales conducted by an estate agent on or after 16 October 2026, the seller must provide the reserve price to the agent in writing. The agent must publish it as a single dollar amount at least seven days before the sale and update the advertising accordingly.

If the reserve price is changed, it must be published for a further seven days before the auction or fixed-date sale can proceed. If no reserve is provided or published by the deadline, the sale cannot proceed as scheduled.

These requirements do not apply to commercial property, private sales without a fixed date, or sales conducted directly by an owner without an estate agent.

In Victoria, a seller should not assume they can stay silent about serious issues. While there is not a general obligation to list every minor defect, you must not mislead a buyer, make false representations, or knowingly conceal a material fact about the property.

A material fact is something that would be important to a buyer when deciding whether to buy the property, or what price they are willing to pay. In addition, certain matters must be disclosed through the Section 32 Vendor Statement and related sale documents.

This means sellers should be careful about known problems such as title issues, unapproved works, disputes affecting the property, or other matters that may be legally significant or important to a buyer’s decision. Cosmetic presentation is one thing; hiding or misrepresenting important issues is another.

If you are unsure whether a defect or issue should be disclosed, get legal advice before the property is listed or before a contract is signed. Early advice can help avoid disputes, claims and delayed settlements.

If you have arrears on the property, the outcome will depend on what type of arrears they are. Common examples include council rates, water rates, owners corporation fees, land tax, or mortgage arrears.

In many Victorian property sales, outgoings are adjusted at settlement. However, overdue amounts, interest and charges may still need to be paid by the seller before or at settlement. If there is a mortgage over the property, your lender will usually need to be paid out from the sale proceeds so the mortgage can be discharged.

If the arrears are substantial, they can reduce the amount you receive at settlement and may delay the transaction if they are not addressed early. If you owe more than the likely sale proceeds, or are behind on your home loan, you should get legal advice as soon as possible before signing a contract.

We regularly help sellers identify what is owed, what must be disclosed, and what needs to be cleared so settlement can proceed properly.

If you have a property dispute with a co-owner, the first step is to work out how the property is owned and whether there is any written agreement dealing with contributions, sale, occupation or exit arrangements. In Victoria, co-owners commonly hold property as joint tenants or tenants in common, and that can affect the legal options available.

Some disputes can be resolved through negotiation or mediation. In other cases, one co-owner may want to buy out the other, or the parties may agree to sell the property and divide the proceeds. Where agreement cannot be reached, formal legal action may be needed.

Depending on the circumstances, the matter may involve VCAT, the courts, or the family law system. This is especially important if the co-owners are former spouses or de facto partners, because a family law property settlement may be the correct path rather than a standard co-ownership dispute process.

If you are in a co-owner dispute, early legal advice is important. These matters can quickly affect possession, sale timing, mortgage obligations, and each party’s financial entitlement.

In Victoria, a vendor can currently request early release of the deposit under section 27 of the Sale of Land Act 1962 (Vic). A section 27 statement must be served on the purchaser, disclosing any mortgages, caveats and other amounts affecting the property. The purchaser may consent to an earlier release or, if no valid objection is made, may be deemed to consent after 28 days. The deposit cannot be released unless the statutory requirements are satisfied.

The section 27 process does not apply to off-the-plan sales where the deposit must be held in trust until the plan is registered or the contract is otherwise completed or ended.

From 1 July 2027, the existing section 27 process will be repealed. Vendors and purchasers will instead be able to agree to early release by including an appropriate condition in the contract.