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You’re on the 96 tram, phone in hand, flicking through listings in Thornbury. You’ve found the a property you love, a character cottage with a leafy backyard and just enough renovation potential to keep you busy for years. The agent sends the contract across and suddenly the excitement turns into a new kind of stress: who’s going to guide you through this without missing the things that matter?
In Victoria, a good conveyancer does far more than “push papers”. They review the Contract of Sale and Section 32 (Vendor’s Statement), flag legal and practical risks, help you set up the right conditions (like finance and building inspections), liaise with your lender, and steer the whole thing through to settlement. When the market is moving quickly and decisions are made between Saturday inspections and Monday deadlines, the person you choose needs to be sharp, responsive, and genuinely across Melbourne property quirks.
If you want a quick starting point, these six questions will tell you a lot, fast.
The six questions to ask before you hire
Are you licensed in Victoria, and do you carry current professional indemnity insurance?
What exactly is included in your quote, and what can trigger extra costs?
Who will run my file day to day, and how will we communicate when things get urgent?
How will you review my Section 32 and contract, and what are your common “watch this” items in Melbourne?
Have you handled my property type and buying method recently (auction, apartment, off the plan, townhouse, older home)?
How do you manage settlement and adjustments, and what do you need from me to keep it on track?
You don’t need to turn this into an interrogation. Think of it like choosing a good building inspector or mortgage broker. A short, direct conversation now can save you a nasty surprise later.
If you’d like a sense of what professional support looks like in practice, you can also read about our conveyancing services before you start calling around.
1) Are you licensed in Victoria, and insured right now?
This is the non negotiable starting point. In Victoria, conveyancers are licensed, and licensing comes with ongoing obligations. A licensed conveyancer should be comfortable telling you their licence details and confirming they hold current professional indemnity insurance.
A simple way to ask is:
“Can you confirm your Victorian licence is current, and that you’re covered by professional indemnity insurance?”
You’re not being difficult. You’re checking that the business is properly set up to act for you.
Also ask who is actually responsible for your matter. Some places have a senior conveyancer on the brochure and a rotating team on the file. That set up can work, but you deserve to know who is making the calls if a contract clause needs urgent attention at 4.30 pm on a Friday.
Green flag: they answer clearly, without defensiveness, and they explain who will be responsible for your file.
Red flag: vague answers, brushing it off, or making you feel silly for asking.
2) What exactly is included in your quote, and what can trigger extra costs?
Price matters, but clarity matters more.
In Melbourne you’ll see fixed fee quotes, estimates, and “from” pricing. The only way to compare is to ask what’s included and what sits outside the base figure. A solid quote separates:
the professional fee (the legal work and management of the transaction)
disbursements (out of pocket costs like searches and certificates)
third party charges (bank fees, electronic settlement charges, identity checks)
A good conveyancer will explain the typical disbursements you’re likely to see for your property. For an apartment in Southbank, that conversation should include Owners Corporation records and a close look at the financials and rules. For a house in Carlton, it might lean more towards title matters, building approvals, and any planning issues that show up on the paperwork.
It’s also fair to ask what events can trigger extra charges. Common examples include:
acting for more than one party or dealing with unusual ownership arrangements
extra work caused by amended contracts or tight deadlines
unexpected title issues (like a caveat or an unclear easement)
complex Owners Corporation issues, special levies, or disputes
off the plan contracts with long settlement windows and moving parts
If you want to see how Pearson Chambers breaks down fees and disbursements, the Conveyancing Fees page is a useful reference point when you’re comparing like for like.
A practical tip: when you get a quote, ask for it in writing. If it’s hard to get a straight answer on costs at the start, it rarely gets better once you’re under contract pressure.
3) Who will run my file, and how will we communicate when things get urgent?
Melbourne property timelines can feel like they’re built around Saturdays and deadlines. You inspect on the weekend, you want answers before you bid, and your lender wants documents yesterday. Communication isn’t a “nice to have”. It’s part of risk management.
Ask these questions:
Who is my main contact?
What’s your usual response time for calls and emails?
How do you handle urgent contract reviews before an auction?
Will you call me if there’s a problem, or only email?
You’re looking for a conveyancer who communicates in plain language. Not everyone wants a long email full of legal terms. Some people want a quick call with the key points and a clear recommendation on next steps. A good practitioner adjusts to what helps you make decisions.
Picture this: you’re standing outside a weatherboard in Brunswick, coffee in hand, agent smiling, and you’ve got 24 hours to decide whether to sign. If your conveyancer can’t give you a realistic communication plan, you’ll feel that gap at the worst moment.
If you’d like another set of prompts you can use on the phone, this article on questions to ask a conveyancer when buying a house pairs well with the six questions in this guide.
4) How will you review my Section 32 and contract, and what are your common “watch this” items in Melbourne?
This is where you separate someone who is ticking boxes from someone who is actively protecting you.
A strong conveyancer doesn’t just read the Section 32. They interpret it, connect it to your plans, and point out what could cost you money or limit what you can do with the property.
Ask:
“When you review a Section 32 and contract, what are you specifically looking for, and what do you see most often in Melbourne deals?”
A good answer will mention things like:
Title issues and restrictions
Easements, covenants, caveats, and odd title notations can affect building, renovations, or even access. If you’re buying a classic inner north block and you’ve got dreams of an extension, you want to know if there’s a restriction that makes it harder.
Special conditions in the contract
Special conditions can shift risk to the buyer in ways that don’t feel obvious at a quick read. This is often where the “gotchas” live.
Planning and property information
Melbourne properties can sit under planning overlays or restrictions that shape what you can change. Even if you’re not renovating straight away, it’s worth understanding what the paperwork says about the property’s permitted use.
Owners Corporation details (for apartments and some townhouses)
For an apartment in Docklands or a townhouse with shared property, the Owners Corporation can be a major part of your ongoing costs and obligations. You want to understand fees, special levies, building maintenance, rules, and any disputes.
Disclosure gaps
A careful review looks for missing certificates, unclear disclosures, and inconsistencies. Sometimes it’s an honest oversight. Sometimes it’s a sign to slow down and ask more questions.
This is also where a complimentary contract review can be a game changer, especially if you’re early in your search and you don’t want to pay for full conveyancing work each time you receive a contract. Pearson Chambers explains what’s involved in a complimentary Section 32 contract review so you can see what you should expect from a proper review.
5) Have you handled my property type and buying method recently?
Melbourne is not one single market. Buying a freestanding home in Glen Waverley is a different experience from buying a high rise apartment near the CBD. The legal basics are the same, but the common issues change.
Ask your conveyancer what they’ve worked on recently that’s similar to your purchase.
If you’re buying at auction
The big point is timing. Auction decisions come fast, and you often need the contract review before the day, not after. You also want a clear explanation of what happens if you’re the successful bidder and what flexibility you do or don’t have once the hammer falls.
If you’re buying an apartment
A buyer can get caught out by building maintenance, cladding history, special levies, or Owners Corporation disputes. Your conveyancer should be comfortable reading those records and explaining what they mean in everyday terms.
If you’re buying off the plan
Off the plan contracts come with longer timeframes and clauses that need careful reading. You want someone who is used to these contracts and will explain what could change between signing and settlement.
If you’re buying an older or character home
You may see renovations done over time, sometimes with paperwork that’s clear and sometimes less so. A good conveyancer will raise questions about approvals and disclosures and guide you on what to check.
Local experience also helps because Melbourne transactions involve local agents, lender processes, and the practical rhythm of settlement days. If you’re weighing up a local practice against a national “call centre style” model, you might like this comparison: Why choose a local Melbourne conveyancer.
6) How do you manage settlement and adjustments, and what do you need from me?
Settlement is the finish line, but it’s not a single moment. It’s a process with moving parts: lender documents, identity requirements, final figures, rates adjustments, and coordination with the other side.
Ask your conveyancer to walk you through what they do from “contract signed” to “keys in hand”, in plain language. You’re listening for calm competence, not buzzwords.
A good conveyancer should explain:
what they need from you early (ID checks, lender details, your preferred ownership structure)
how they handle settlement bookings and communication with the other side
how adjustments work (things like council rates and water charges are typically adjusted so each party pays their share)
what happens if the other side is slow, or if a bank is late with documents
what you can do to avoid last minute stress (for example, getting lender paperwork done early and responding quickly to queries)
You can also ask what “normal” update points look like: when searches are ordered, when the final figures are prepared, when settlement is booked, and when you should expect to hear from them.
A quiet but powerful question:
“What are the top three things you need from me to keep this running smoothly?”
If the answer is clear and practical, you’re in good hands.
Red flags that save you pain if you notice them early
A few warning signs show up again and again in conveyancing matters that go sideways.
They’re hard to reach before you’ve even signed up
If calls go unanswered and emails sit for days while they’re trying to win your business, it rarely improves once the file is open.
They won’t explain things without jargon
You don’t need a lecture. You need clarity. If they can’t explain a contract clause in everyday terms, you’ll struggle when decisions get time sensitive.
The quote feels slippery
Vague “all inclusive” claims, no written breakdown, or a reluctance to talk about possible extras can lead to nasty surprises.
They discourage you from getting a contract review before committing
In Victoria, the contract and Section 32 matter. Any professional acting in your interests should welcome early review, especially if you’re bidding at auction or signing quickly after an inspection.
A quick “before you engage” checklist you can use today
Confirm they are licensed in Victoria and comfortable answering direct questions about their credentials
Ask who will run your file and how you’ll communicate during tight deadlines
Get a written quote that separates professional fees from disbursements and third party charges
Ask how they review a Section 32 and contract, and what they commonly flag in Melbourne deals
Check they have recent experience with your property type and buying method
Make sure they can explain settlement steps and what they need from you early
Need a hand before you sign?
If you’ve got a Contract of Sale and Section 32 in your inbox and you want calm, plain English guidance, Pearson Chambers Conveyancing can help. We’ll review the paperwork, flag the key risks, and talk you through your options so you can decide your next step with confidence.
You’re welcome to book a complimentary Section 32 contract review by emailing contact@pearsonchambers.com.au. If you prefer to reach out online, you can also use the Contact Us page.
This article is general information only and isn’t legal advice. For guidance tailored to your circumstances, speak with a licensed conveyancer or solicitor.