What Does a Conveyancer Do? A Guide to Property Settlement in Australia

Every property purchase in Australia — whether it's a first home, investment property, or vacant land — requires a legal process called conveyancing. This is the transfer of property ownership from seller to buyer, and it involves contracts, searches, government fees, and settlement coordination.

Most Australians hire either a conveyancer or a property solicitor to handle this process. But what exactly do they do, and how much does it cost?

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What Is Conveyancing?

Conveyancing is the legal process of transferring property ownership. It covers everything from reviewing the contract of sale to lodging documents with the Land Registry after settlement.

The Process Covers:

• Reviewing and advising on the contract of sale
• Conducting property searches (title, council, planning, drainage)
• Liaising with the buyer's lender for mortgage documentation
• Calculating adjustments (rates, water, body corporate)
• Coordinating settlement with all parties
• Lodging transfer documents with the state Land Registry
• Arranging payment of stamp duty

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Conveyancer vs Property Solicitor

Both can handle property transactions, but there are key differences:

	Licensed Conveyancer	Property Solicitor
Qualifications	Licensed under state conveyancing legislation	Law degree + admitted to practice
Scope	Property transactions only	Property + any other legal matter
Complex issues	May need to refer to a solicitor	Can handle disputes, tax advice, complex structures
Cost	Typically $800–$1,500	Typically $1,200–$3,000+
When to use	Straightforward purchases and sales	Complex transactions, off-the-plan, commercial, disputes

When to Use a Conveyancer

• Standard residential purchase (house or apartment)
• Selling your home
• Buying vacant land for a house and land package
• Straightforward investment property purchase

When to Use a Property Solicitor

• Off-the-plan purchases (complex contracts with sunset clauses)
• Commercial property
• Buying from a deceased estate
• Property with caveats, easements, or title issues
• Relationship property disputes
• Complex trust or SMSF structures

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What Does a Conveyancer Actually Do?

Here's a step-by-step breakdown of the conveyancing process for a buyer:

Before Contract Exchange

1. Review the contract of sale — checking terms, conditions, inclusions, special conditions
2. Advise on cooling-off rights — explaining your rights to withdraw (varies by state)
3. Explain deposit requirements — typically 5–10% of the purchase price
4. Negotiate special conditions — subject to finance, building inspection, pest inspection

After Contract Exchange

5. Order property searches:

   • Title search — confirms ownership, easements, covenants, caveats
   • Council search — zoning, development applications, building approvals
   • Planning certificate — current and future zoning
   • Drainage diagram — location of sewer and stormwater lines
   • Strata search (apartments) — body corporate records, special levies, bylaws

6. Liaise with your lender — provide documents for mortgage preparation

7. Calculate adjustments — prorating council rates, water rates, strata levies between buyer and seller

8. Prepare transfer documents — the legal documents that transfer ownership

At Settlement

9. Coordinate settlement — arranging a date and time with seller's conveyancer, both lenders, and the Land Registry
10. Arrange payment — ensuring funds (deposit + loan funds) are available
11. Conduct settlement — exchanging documents and funds (now mostly electronic via PEXA)
12. Lodge documents — registering the transfer with the state Land Registry

After Settlement

13. Confirm registration — your name is now on the title
14. Notify council — updating ratepayer details
15. Provide final statement — a detailed breakdown of all costs and adjustments

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How Much Does Conveyancing Cost?

Costs vary by state and complexity, but here's a typical breakdown for a standard residential purchase:

Professional Fees

State	Conveyancer Fee	Solicitor Fee
NSW	$800–$1,500	$1,500–$3,000
VIC	$700–$1,300	$1,200–$2,500
QLD	$600–$1,200	$1,000–$2,000
SA	$700–$1,200	$1,200–$2,000
WA	$800–$1,500	$1,500–$2,500

Disbursements (Searches and Government Fees)

Item	Typical Cost
Title search	$20–$50
Council search	$50–$200
Planning certificate	$50–$150
Drainage diagram	$20–$50
Strata search (if applicable)	$200–$400
PEXA settlement fee	$80–$150
Registration of transfer	$150–$300
Registration of mortgage	$150–$300
Total disbursements	$500–$1,500

Total Estimated Cost

Transaction	Budget
Simple purchase (conveyancer)	$1,300–$3,000
Simple purchase (solicitor)	$2,000–$4,500
Sale only (conveyancer)	$800–$1,500
Simultaneous sale + purchase	$2,000–$5,000

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Electronic Settlement (PEXA)

Most Australian states now use PEXA (Property Exchange Australia) for electronic settlement. This has replaced the old paper-based system where lawyers physically met at a settlement table.

Benefits of Electronic Settlement

• Faster — settlements complete in minutes rather than hours
• More secure — reduced risk of bank cheque fraud
• More flexible — no need for physical attendance
• Better tracking — all parties can monitor progress in real-time

How It Works

1. All parties (buyer's conveyancer, seller's conveyancer, lenders) connect to the PEXA workspace
2. Documents are prepared and verified electronically
3. On settlement day, PEXA simultaneously transfers funds and lodges documents
4. The new owner is registered on the title within minutes

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Common Conveyancing Issues

1. Contract Cooling-Off Periods

State	Cooling-Off Period	Waiver
NSW	5 business days	Can be waived by solicitor's certificate
VIC	3 business days	Can be waived
QLD	5 business days	Can be waived
SA	2 business days	Can be waived
WA	None (by default)	N/A

At auction: There is no cooling-off period in any state. The contract is binding when the hammer falls.

2. Subject to Finance

Most contracts include a "subject to finance" clause giving the buyer 14–21 days to obtain formal loan approval. If finance is not approved, the buyer can withdraw without losing their deposit.

Tip: Align your finance clause period with your lender's estimated turnaround time. If your lender takes 10 business days, don't agree to a 5-day finance clause.

3. Building and Pest Inspections

Including building and pest inspection clauses gives you the right to:

• Withdraw if significant defects are found
• Negotiate a price reduction for identified issues
• Proceed with full knowledge of the property's condition

Cost: $400–$800 for a combined building and pest report.

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How to Choose a Good Conveyancer

1. Check licensing — verify they're licensed in your state (e.g., NSW Fair Trading register)
2. Get a fixed-fee quote — avoid open-ended "hourly rate" arrangements
3. Ask about disbursements — get a full cost estimate including all searches and government fees
4. Check reviews — Google reviews, word of mouth, or professional referrals
5. Ask about availability — can they attend to urgent matters? How quickly do they respond?
6. Confirm experience — especially for off-the-plan, strata, or investment purchases

CREDIGO connects you with verified conveyancers and property solicitors across Australia.

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Key Takeaways

1. Conveyancing is mandatory for every property transaction in Australia
2. A conveyancer handles standard transactions; a solicitor is better for complex deals
3. Total costs typically range from $1,300 to $4,500 including disbursements
4. Most settlements are now electronic via PEXA — faster and more secure
5. Review cooling-off rights and finance clauses carefully before signing
6. Get building and pest inspections — the $500–$800 cost can save you from a $50,000 mistake

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CREDIGO provides general information only. This is not legal advice. Consult a licensed conveyancer or property solicitor for advice specific to your transaction.