Section 32 Vendor Statements in Victoria
For sellers who need one prepared, and buyers who need one checked
Top Rated
Service 20265.0 verified by TrustindexTrustindex verifies that the company has a review score above 4.5, based on reviews collected on Google over the past 12 months, qualifying it to receive the Top Rated Certificate.
In Victoria the seller must give the buyer a vendor statement, known as the Section 32, before the buyer signs the contract. It is the main disclosure document in a Victorian sale, and an error in it can cost a seller the sale.
Optimum Lawyers is a property law firm in Parramatta Square, led by principal solicitor Wisam Assi. We act on property in every Australian state and territory.

Have your Section 32 prepared or checked
We offer a free initial contract assessment. It is a brief first look at whether the contract appears ready for a full paid legal review. It is not the full review, and it is not free conveyancing.
What a Section 32 contains
- Title. A copy of the title, with any mortgages, caveats, easements and covenants.
- Planning. The zoning and overlays affecting the land.
- Outgoings. Council rates, water and other charges.
- Services and notices. Which services are connected, and any notices or orders affecting the land.
- Building. Building permits issued in the past seven years, and owner-builder insurance details where relevant.
- Owners corporation. The owners corporation certificate for a unit or townhouse.
- Growth Areas Infrastructure Contribution, where it applies.
For residential property, the agent must also make the due diligence checklist available to buyers.
What happens if it is wrong
If the Section 32 was not given before the buyer signed, or it is missing information or contains a material error, the buyer may be able to end the contract before settlement. The detail matters, so sellers should have it prepared carefully and buyers should have it checked before they sign.
For buyers
The Section 32 is not a building report and does not tell you everything. Read it before you sign, alongside a building and pest inspection. At auction there is no cooling-off, and since 1 October 2026 the reserve must be disclosed at least 7 days before an auction or fixed-date sale, which is the time to have it reviewed.
Selling a Victorian property from another state
Many Victorian sellers live interstate. We prepare and review Section 32 statements for clients wherever they live. See VIC interstate conveyancing.
What clients say
“he assisted us with the sale of our Melbourne property and the outcome was great.”
Jaemin Kim, Google review
Questions about Section 32 statements
When must a Section 32 be given?
Before the buyer signs the contract.
Can a buyer end the contract if the Section 32 is wrong?
Possibly. If it was not given, or contains a material error or omission, the buyer may be able to end the contract before settlement.
Does the Section 32 include a building inspection?
No. Buyers need their own building and pest inspection.
Can you prepare a Section 32 if I live in NSW?
Yes. NSW and Victoria are both part of the Legal Profession Uniform Law.
Related: Section 27 deposit release | Property lawyers Melbourne | VIC interstate conveyancing
From Our Clients
We are the leading interstate Queensland conveyancing property lawyers in Sydney for a reason. Ethical, Trusted, Optimum Lawyers Parramatta at your service. Still unsure? We let our reviews do the talking.
Top Rated
Service 20265.0 verified by TrustindexTrustindex verifies that the company has a review score above 4.5, based on reviews collected on Google over the past 12 months, qualifying it to receive the Top Rated Certificate.



























