How to Prepare a Section 32 Vendor’s Statement
How to Prepare a Section 32 Vendor’s Statement
When you’re selling property in Victoria, one of the first and most important documents you’ll need is the Section 32 Vendor’s Statement. This is the disclosure document every seller must give to a buyer before they sign a contract. It explains all the key facts about the property that a buyer can’t see by walking through the home.
If the Section 32 is wrong or incomplete, the buyer may be able to pull out of the sale. So the aim is simple: prepare it properly, make sure everything is accurate, and avoid any surprises later.
What Is a Section 32 Vendor’s Statement?
A Section 32 (sometimes called a Vendor’s Statement) is a legal document the seller must provide before a contract of sale can be signed.
It sets out important information about the property, including things like title details, mortgages, easements, services connected, planning rules, owners corporation details, and any notices affecting the land.
It exists so buyers get the full picture before committing to the purchase.
What Needs To Be Included in a Section 32
A complete Section 32 usually contains:
A recent title search and plan of the land
Details of any mortgages or charges on the property
Easements, covenants, and restrictions
Zoning and planning information
Services connected and not connected
Council and government notices
Owners corporation certificates (if the property is part of a unit/apartment complex)
Building permits and owner-builder information (if applicable)
Outgoings such as rates and water charges
It’s a detailed document because the law requires sellers to disclose anything that could reasonably affect a buyer’s decision.
How To Prepare a Section 32 – Step by Step
1. Speak with a licensed conveyancer
This document must be prepared correctly. A conveyancer knows exactly what must be disclosed and what certificates are required. Starting with a professional avoids mistakes that could derail the sale.
2. Gather your property information
Your conveyancer will need documents such as:
Your council rates notice
Water rates
Details of any mortgages
Any building permits or renovations
Owners corporation information
Information about services (gas, power, water, sewer)
The more you provide up front, the faster the Section 32 can be completed.
3. Your conveyancer orders the required certificates
These include searches from the council, planning department, water authority, State Revenue Office, and others depending on the property. These certificates form the backbone of a lawful Section 32.
4. The Section 32 is drafted and checked
Your conveyancer will compile the information, attach the certificates, and prepare the disclosure document in the required format.
At this point, they will check for accuracy and ensure nothing has been missed.
5. Review the statement together
Before signing, you should sit down with your conveyancer and read through the full document.
Check that all details are correct, the title information matches your property, and all required certificates are attached. This is the moment to catch any issues before buyers see it.
6. Sign the Section 32 and provide it to buyers
Only the vendor signs the Section 32.
Once signed, it becomes the official disclosure document for your sale. Your agent will then provide it to interested buyers, and it must be available before any offer is accepted or contract signed.
Why Accuracy Matters
If a Section 32 is wrong, incomplete, or misleading, a buyer may be able to cancel the contract—even after signing.
An accurate Section 32 protects your sale and ensures the transaction proceeds smoothly. It also protects you from potential disputes later.
Need Help Preparing Your Section 32?
Preparing a Vendor’s Statement is a detailed process, but we handle these every day. If you’re planning to sell and want your Section 32 prepared properly from the start, we can take care of it for you with clear communication and no fuss.