Before you sign a contract of sale in Victoria, the seller must give you a Section 32 Statement — also known as a Vendor Statement. This document outlines key legal details about the property and can have serious consequences if it’s incomplete or misleading. Here’s what every buyer (and seller) should know.

What Is a Section 32 Statement?

The Section 32 Statement is a legal disclosure document required under Section 32 of the Sale of Land Act 1962 (Vic). It must be provided by the vendor to any prospective buyer before the contract is signed. The document discloses essential information that might affect a buyer’s decision to proceed.

Why It Matters: If the Section 32 is inaccurate or incomplete, the buyer may be able to withdraw from the contract — even after signing.

What Must Be Included in a Section 32?

As of the latest amendments to the Sale of Land Act 1962 (Vic), a Section 32 must include the following disclosures:

• A register search statement and copy of the title

• Details of any mortgages or charges affecting the land

• Information on any covenants, easements, or other restrictions

• Zoning and planning information under the Planning and Environment Act 1987

• Notices or approved proposals affecting the land from any government department or authority

• Details of services not connected (e.g., electricity, gas, water, sewerage, telephone)

• Whether the land is in a bushfire-prone area

• Owners Corporation Certificate and related documents (if applicable)

• Building permits issued in the past 7 years (for owner-builder sales)

• Details of any unregistered easements or access rights

• Outgoings such as council rates, water rates, and land tax

📋 Tip: Your conveyancer should verify every supporting document and raise any missing disclosures before you sign. It’s your legal protection.

Common Issues Buyers Miss

• Undisclosed or unclear easements

• Zoning issues or planning overlays

• Inaccurate boundary or lot size data

• Hidden owners corporation obligations

“A bad Section 32 can cost you tens of thousands if it hides key information. We see it far too often.”
— David Dawn, Licensed Conveyancer, Victorian Property Settlements

What Happens If the Section 32 Is Defective?

If a vendor fails to disclose key facts, or includes misleading information:

• The buyer may be entitled to rescind the contract

• Disputes can arise that end up in VCAT or court

• The contract might be declared unenforceable in serious cases

Protect yourself by ensuring an experienced conveyancer checks every detail.

Why Use a Licensed Conveyancer?

At Victorian Property Settlements, we:

• Conduct professional Section 32 reviews before you commit

• Flag missing documents or misleading content

• Request corrections or clarifications from the vendor’s representative