A Section 32 Statement, also called a vendor’s statement, is a legal document that a seller (vendor) must give to a buyer before a property is sold in Victoria.

It provides important information about the land or property and helps the buyer make an informed decision before signing a contract.

Who prepares it?

A Section 32 Statement is usually prepared by a conveyancer or lawyer on behalf of the seller.

What’s include?

A Section 32 Statement must contain the information set out in section 32 of the Sale of Land Act 1962 (Vic). Section 32 Statements differ depending on the property being sold but usually include:

• Register search statement – confirms the land’s title details, the registered proprietor(s), the land description, and any registered/recorded encumbrances including mortgages, charges, caveats, notices, or restrictive covenants
• Copy of the plan – gives an indication of boundary dimension, any registered/recorded easements and sometimes restrictive covenants (Note: not all easements are shown on the plan)
• Details of services – such as water, sewerage, gas, electricity and telephone
• Planning information – the responsible authority (usually the local council), planning schemes, zoning, and any overlays affecting the land
• Certificates from relevant authorities – such as the local council, water authority, VicRoads, the State Revenue Office, and the owner’s corporation (if there is one). These may show things like rates, levies, permits or plans that affect the land
• Building permits and related documents – if any building work was done in the last seven years, documents may include building permits, occupancy permits, final inspections, or insurance details

Note: This list may not be complete. Different properties have different requirements.

Why it’s important to get it right

The Section 32 Statement must be accurate and complete. If it’s not, the buyer may be able to cancel the contract of sale.

Where to get information

Consumer Affairs Victoria provides more information on buying and selling property at: www.consumer.vic.gov.au/housing/buying-and-selling-property.

Many of the documents and certificates needed for a Section 32 Statement can be ordered through LANDATA®. To learn more about Property Certificates click the button below.

All content published is for information purposes only – you should obtain advice relevant to your circumstances.