What does a conveyancer do when buying land?

The dream of securing a slice of Melbourne's vibrant property market is exciting, yet the paperwork and legal requirements can feel like a maze. That is where a licensed conveyancer steps in, guiding you from first enquiry to the moment the keys or land title are safely in your hands. In this article we unpack exactly what a conveyancer does when you buy land, explain when to engage one, outline when and how you will pay their fees, and share practical tips tailored to Victorians.

What Does a Conveyancer Do? The Conveyancer's Role in a Nutshell

A conveyancer is a specialist who is licensed to handle the legal work involved in transferring real property from one party to another. In Victoria they can prepare or review the Section 32 vendor statement, check title documents, give advice on the contract of sale, and carry out the settlement itself. 

While solicitors can also provide conveyancing services, many buyers choose a dedicated conveyancer for their focused expertise, streamlined systems, and usually lower professional fee.

Why You Need a Conveyancer When Buying Land in Melbourne

Due Diligence Before You Commit

• Reviewing the Section 32 statement to confirm key disclosures about zoning, easements, services, owners' corporation fees, bushfire risk, road access and more. Keylaw
• Explaining the contract of sale so you understand special conditions, penalty interest clauses, building covenants and sunset dates on off the plan lots.
• Ordering searches and certificates - title, plan of subdivision, council and water authority rates, land tax, planning overlays and heritage listings. 

Guiding You Through the Contract Stage

• Confirming your identity and arranging finance clause deadlines with your lender.
• Negotiating wording changes (for example, extra time for soil testing on rural acreage).
• Advising you on the statutory three business day cooling off period that applies to most private sales, and when it does not apply (such as auctions or farming lots over 20 ha). 

Managing Settlement and Beyond

• Calculating settlement adjustments for council rates, owners' corporation levies and water usage so you pay only your share from the settlement date.
• Co-ordinating electronic settlement via PEXA, mandatory in Victoria since 1 August 2019, which transfers funds and lodges the transfer of land instantly. PEXA Australia
• Registering your ownership at Land Use Victoria and ensuring your lender's mortgage is noted on title where applicable.
• Providing a final report with confirmation the title is registered in your name and that the matter is complete.

The Step-by-Step Conveyancing Timeline for Melbourne Land Purchases

The typical settlement window in Victoria is 30 to 90 days, although longer periods are common for broad-acre land that may need extra planning approvals. 

When Should You Engage a Conveyancer? Timing is Critical

Many buyers call a conveyancer only after signing the contract, yet that can be too late to negotiate crucial clauses or to walk away without penalty. Best practice is to appoint your conveyancer as soon as you start serious property hunting so they can review each Section 32 quickly, spot red flags, and give bidding advice before an auction.

Benefits of Early Engagement

Early engagement also means the conveyancer can:

• Line up searches in advance, avoiding delays.
• Work with your broker so finance approval and settlement align.
• Explain any grants or stamp-duty concessions that apply to vacant land for a future principal place of residence.

Conveyancing Fees Melbourne: How and When Do You Pay?

Professional Fees

Professional fees cover your conveyancer's time and expertise. In Melbourne these typically range from $600 to $1,400 for a straightforward purchase, with higher figures for complex titles, rural allotments or off-the-plan contracts. 

Most firms issue an invoice shortly before settlement:

• Deposit or file-opening fee (often $200–$400) when you first engage them.
• Balance of professional fee payable a few days before or at settlement.

Disbursements

Disbursements are the out-of-pocket costs your conveyancer pays on your behalf title search fees, planning certificates, PEXA lodgement fee, verification of identity costs and bank cheque charges if required. Expect $350–$800 on a standard city block and more for rural land due to extra searches.

Government Fees and Duties

Your conveyancer will also calculate:

• Stamp duty (duty rates vary with purchase price, use and any concessions).
• Land registry fees for lodging the transfer and mortgage.

These statutory sums are collected within the electronic settlement, so the funds leave your account on settlement day, not before.

Electronic Conveyancing and PEXA: Victoria's Digital Settlement System

Since 2019 almost all Victorian property transfers settle electronically on the Property Exchange Australia (PEXA) platform. Your conveyancer builds an online workspace linking both parties' representatives and the banks, loads title details and settlement figures, then triggers simultaneous lodgement of documents and transfer of funds. This digital process reduces errors, removes the need for bank cheques, and lets you receive confirmation of registration within minutes rather than days. 

How to Choose the Right Conveyancer in Melbourne

Essential Criteria to Consider

1. Check the licence: Use Consumer Affairs Victoria's public register to verify your conveyancer is licensed and carries professional indemnity insurance. 
2. Look for local knowledge: A Melbourne based conveyancer understands council overlays, metropolitan growth area levies, and the quirks of inner suburban subdivisions.
3. Ensure clear communication: Ask how often they will update you and whether you will deal directly with a senior conveyancer.
4. Confirm electronic capability: Your practitioner must be a PEXA subscriber to complete settlement.
5. Ask for a written quote with a fixed professional fee and an estimate of disbursements so there are no surprises.

Frequently Asked Questions About Conveyancing in Melbourne

Is a conveyancer cheaper than a solicitor?

Often yes, although complex matters may require a solicitor. Compare quotes and confirm who will handle your file day to day.

What if my finance is delayed?

Tell your conveyancer immediately. They can request an extension, but the vendor may charge penalty interest. Early engagement reduces the risk of last minute stress.

Do I need a conveyancer for off-the-plan land?

Yes, perhaps even more so. Off the plan contracts often run hundreds of pages and include sunset dates, infrastructure levies and developer restrictions that require expert review.

Key Takeaways: Melbourne Land Purchase Conveyancing

• A conveyancer manages every legal detail of your land purchase from reviewing the Section 32 to registering your title.
• Engaging a conveyancer before you sign gives you maximum protection and bargaining power.
• Professional fees in Melbourne usually fall between $600 and $1,400, with disbursements and government charges on top.
• Since 2019 almost all Victorian settlements occur electronically through PEXA, making the process quicker and more secure.
• Choose a licensed conveyancer with strong local experience, transparent pricing and clear communication.

Conclusion: Get Expert Help, Stress Less

Buying land is one of the biggest investments you will ever make, so having the right professional in your corner is essential. A skilled conveyancer saves you time, shields you from costly mistakes, and delivers a smooth path to settlement.

If you are ready to take the next step or simply want a free Section 32 contract review contact Pearson Chambers Conveyancing today. Our friendly Melbourne team is here to answer your questions and guide you every step of the way.

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