What conveyancing searches do I need?

Buying property in Melbourne is an exciting step, whether you are purchasing your first flat in Carlton or adding an investment townhouse in Glen Waverley. Yet every contract hides fine print and potential surprises. Conveyancing searches are the tools that shine a light on what you are really buying. They tell you who owns the land, what it can be used for, and whether any debts or hidden risks travel with it. In Victoria, these searches form part of the Section 32 (vendor's) statement that must be supplied before a contract is signed, but as a buyer you should still understand each search, why it matters, and how it protects your interests. This guide walks you through the key searches a Melbourne buyer needs, outlines typical costs and timing, and shows how a local conveyancer adds value.

1. What Are Conveyancing Searches?

Conveyancing searches are formal enquiries made with government departments, councils, utilities, and other authorities to gather written information about a specific property. In most cases your conveyancer orders them on your behalf; some are mandatory under Victorian law, while others are optional but strongly recommended. Together they reveal ownership, encumbrances, planning controls, rates, land tax, infrastructure proposals, and environmental issues. Skipping a critical search can leave you paying someone else's debt, unable to build the extension you planned, or locked into costly owners corporation obligations.

2. Victoria's Legal Framework for Property Transfers

Property transfers in Victoria are governed by the Transfer of Land Act 1958 and associated regulations. Under these rules, vendors must provide a Section 32 statement containing prescribed certificates, and buyers complete settlement through PEXA or paper lodgement at Land Use Victoria. Searches feed into both the Section 32 and your own due diligence. Remember that Melbourne's metropolitan councils issue their own certificates, and water authorities vary across the city. A conveyancer who practises locally knows which bodies to approach and how long each will take to respond.

3. Essential Title and Ownership Searches

Title Search – the cornerstone of every matter. It confirms the registered owner, volume and folio, any mortgages, caveats, easements, and restrictive covenants. A second "final" search is run on the morning of settlement to ensure nothing new has appeared since the contract date.

Plan of Subdivision – reveals lot boundaries, common property, and any owners corporation indicated on the plan. For green title houses you may see a general plan of the estate, while for apartments it shows floor and carpark lots.

Title History or Instrument Search – optional but useful if you suspect older covenants or want to trace past dealings.

4. Important Council-Related Searches for Melbourne Properties

Land Information Certificate – issued by the municipal council, it provides outstanding rates, interest due, garbage charges, building regulations notices, flood levels, and valuation details. The certificate is mandatory for the Section 32 and gives you a snapshot of what the council is owed.

Planning Certificate – summarises zoning, overlays (heritage, bushfire, flood-prone), and relevant planning scheme provisions. If you intend to renovate, subdivide, or even change paint colours in a heritage overlay, this certificate is essential.

5. Water Authority Searches in Melbourne

Water Information Statement – shows unpaid water and sewerage charges, service availability, and, in some regions, whether there is a compulsory drainage levy. Melbourne Water, Yarra Valley Water, South East Water, or Greater Western Water may issue the certificate depending on location.

6. State Revenue Related Searches for Property Buyers

Land Tax Certificate – informs you if the land is liable for unpaid land tax. Even though land tax is assessed on 31 December for the following year, any arrears can become your problem after settlement if missed.

Windfall Gains and Growth Area Infrastructure Charges – newer estates on the urban fringe can carry deferred infrastructure contributions. Your conveyancer checks with the State Revenue Office to confirm whether levies apply.

7. Owners Corporation (Body Corporate) Certificates for Apartments

If the property is part of a strata scheme, you must receive an Owners Corporation Certificate. This document discloses annual fees, special levies, insurance arrangements, disputes, and the financial health of the corporation. Missing minutes that flag a major facade repair could cost you tens of thousands of dollars later.

8. VicRoads and Infrastructure Searches for Melbourne Properties

A VicRoads Certificate reveals any proposed land acquisition for road widening or compulsory purchase. In inner suburbs such as Brunswick or Spotswood, future level crossing removals and freeway upgrades can affect property boundaries and value.

9. Environment and Heritage Checks for Melbourne Homes

Environmental Site Assessment – former industrial pockets of Melbourne, like Port Melbourne or Collingwood, may harbour contaminated soil. A desktop environmental search highlights any Environmental Audit Overlay under the planning scheme.

Heritage Certificate – confirms if the building is on the Victorian Heritage Register or subject to a local overlay requiring permit approval before alteration.

10. Optional Due Diligence Searches for Property Buyers

• Building and Pest Inspection – private report that uncovers structural issues or termite activity.
• Personal Property Securities Register (PPSR) – if fixtures like commercial ovens, solar panels, or lifts are under finance, a PPSR search checks for security interests.
• Neighbourhood Disputes – while not a formal certificate, your conveyancer may ask the agent about fencing or tree disputes.

11. Verification of Identity and Client Authorisation in Conveyancing

Although not a search about the property itself, Verification of Identity (VOI) is compulsory under national e-conveyancing rules. Your conveyancer will sight your passport or driver licence (or use a digital service) to satisfy Land Use Victoria and your bank.

12. Cost of Conveyancing Searches in Melbourne (2025)

Fees vary between authorities. As a guide for 2025, allow the following estimates for a typical Melbourne home:

• Title and plan search – $35
• Land Information Certificate – $60–$85 depending on council
• Planning Certificate – $40
• Water Information Statement – $45–$55
• Land Tax Certificate – $42 plus credit-card surcharge
• Owners Corporation Certificate – $160–$250 (urgent fees extra)
• VicRoads Certificate – $40
• Environmental desktop search – $180–$250

Packages offered by information brokers or your conveyancer may bundle searches at a slightly lower total price. Budget around $250–$300 for a free standing house and $300–$500 for an apartment with an owners corporation.

13. Timing: When Should Property Searches Be Ordered?

Most practitioners order core searches as soon as finance approval is received, because councils can take up to ten business days in peak periods. Planning and heritage certificates are usually quick, whereas owners corporation certificates can drag on if the manager is slow. A well-organised conveyancer sequences orders so that critical certificates arrive before the finance approval date and well before the cooling-off period ends. Final title searches are always run on settlement morning to catch last-minute caveats or second mortgages.

14. Digital Settlement and PEXA for Melbourne Property Transactions

Victoria mandates electronic settlement for nearly all transfers. Once searches are complete and adjustments prepared, your conveyancer invites the vendor's representative to a digital workspace on PEXA. The platform balances council and water rates, calculates stamp duty, and automatically lodges the transfer after funds clear. Good preparation means a smoother digital settlement and avoids late fees.

15. Why Local Knowledge Matters in Melbourne Conveyancing

Melbourne's property landscape stretches from Victorian terraces in Fitzroy to quarter acre blocks in Cranbourne. Each district has its quirks. Inner city heritage overlays restrict alterations, city fringe rail projects can trigger road authority notices, and Yarra flood mapping affects riverside suburbs. A conveyancer who handles Melbourne transactions daily knows which searches to prioritise, the realistic turnaround times, and how to interpret planning jargon in plain English. That expertise saves you anxiety now and expensive surprises later.

16. Frequently Asked Questions About Conveyancing Searches

Do I still need searches if the vendor has supplied a Section 32?
Yes. The vendor must provide certain certificates, but some are time sensitive. Rates figures can go out of date, and new caveats can lodge after the statement is prepared.

Can I skip the land tax certificate if the vendor is an owner-occupier?
You should not. Circumstances change, and unpaid land tax can become a charge on the land regardless of who incurs it.

Will my bank accept copies, or do they need originals?
Electronic copies downloaded via an information broker are acceptable, provided they show the official watermark and reference numbers.

How do search results affect special conditions?
If a search reveals an unexpected issue, your solicitor may draft a special condition to protect you, such as requiring the vendor to discharge a caveat or obtain retrospective building approval.

17. Key Takeaways for Melbourne Property Buyers

• Title, plan, council, water, land tax, and planning certificates form the backbone of Victorian due diligence.
• Specialised searches such as owners corporation and environmental reports address property-specific risks.
• Ordering searches early avoids delays and gives you time to renegotiate or walk away if serious problems emerge.
• A Melbourne based conveyancer understands local overlays, infrastructure projects, and authority timeframes.

Next Steps for Your Melbourne Property Purchase

Conveyancing searches may feel like an administrative hurdle, but they are your best defence against hidden costs and limitations lurking behind a glossy brochure. When each certificate arrives, your conveyancer translates the legal jargon into plain advice, so you can settle with confidence. If you are ready to secure your slice of Melbourne or simply want clarity before you sign, speak to the experts.

Call Pearson Chambers Conveyancing today for friendly guidance, a free Section 32 contract review, and fixed fee conveyancing that keeps you in control.

Phone: 03 9969 2405
Email: contact@pearsonchambers.com.au