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Buy with Confidence, Not Confusion

When buying property, we ensure you’re fully protected and getting the best deal on your conveyancing. From fast Section 32 and Contract Reviews to identifying red flags, safeguarding your rights, and managing loans, taxes, and stamp duty—we handle the details so you can buy with confidence.
  • Conveyancing from $990.00 excluding disbursements

Fast, Fixed-Fee Conveyancing — Let’s Get You Moving

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Comprehensive Contract & Section 32 Reviews

We provide fast, thorough Contract and Section 32 Reviews to protect your rights and secure the best outcome. From identifying potential risks in vendor documents to managing loans, taxes, insurance, and stamp duty, our team ensures every detail of your property purchase is handled with care and expertise.
  • Fast and Quality Section 32 Reviews and Contract Reviews
  • ​Understanding your requirements and limitations based on our experience.
  • Section 32 Reviews and Contract Reviews that scrutinise the vendors documents for potential red flags
  • ​Legally empowering you through all property deals (off-the-plan, apartments, rural property)
  • ​Integrating your best interests, rights and financial obligations into a Contract of Sale proposal to the seller
  • Taking care of all the obligations surrounding loans, insurance, taxes and stamp duty.

We Will Give You A Simple And Transparent Purchase

It is best to have us perform a thorough Section 32 Review and Contract Review for you, before you make an offer on a property, so that we can work with you, understand your needs and requirements and ensure that you understand all of your obligations and all of the documents are the best for you.We will provide you with advice on the Section 32 Vendor Statement and Contract of Sale on a quick turn around basis. From first home buyers to experienced investors, whether you are buying land, or a home, we will take the headache out of purchasing property and give you a simple and transparent purchase. So, if you’re in the market to buy, we can help you have a positive experience, all with a fixed-price, best-price, conveyancing fee.

What You Can Expect From Shamac Lawyers

Legal Assurance

Legal Assurance

We provide legal advice throughout process ensuring stress-free conveyancing and peace of mind.

Regular Guidance

Regular Guidance

We’ll keep updating you about the ongoing progress and advise you of your best options available.

Stay Assured

Stay Assured

​With us, you have zero reasons to be worried and we are determined to keep it that way.

Our Melbourne Conveyancing Team Are Available To Take Your Call And Provide Assistance Now

14 Hidden Things To Beware Of When Buying A House.

1. Ownership History

Inspect the ownership history of the house you’re interested in purchasing. A home with a high turnover is a serious red flag. Take caution in purchasing such a property however much you may like it. Melbourne has the longest average period of ownership in all of Australia which stands at 12.5 years. If your prospective home has an average ownership length of three years or less per owner, find out the root cause of the previous owner’s dissatisfaction because sometimes a high turnover implies that there’s an inherent problem with the house.

2. Exterior cracks and tilts

Pay close attention to the exterior of the house. Check for cracks in foundations, walls, ceilings, windows, stairs, porches, and decks. While interiors may look appealing, exterior damage like rotting doors, decayed siding, or cracked concrete can signal serious foundation issues and costly repairs. In some cases, buyers have had to demolish homes due to severe tilts.When inspecting, use a spirit level or even a marble to test floors. If cracks exceed ¼ inch, consult a structural engineer before proceeding with the purchase.

3. Uneven Floors

While inspecting the house, use a marble to check the evenness of the floor. Place the marble on different areas of the floor in each room. The older the house, the more vital it is to carry out a marble test to find out how uneven the floors are. In some instances, a house aggressively settles, creating a hump in the middle.Finding out the evenness of the floor is important since rectifying defects can be costly because the existing floor must be removed to correct the support columns and thereafter place a matching floor and finish with the original flooring.

4. Environmental Considerations

It is vital that you notice any unusual smells that you might experience while viewing the property. Look out for odours, mould, or any strong chemicals. If there are any such smells, determine the source and find out whether it’s possible to fix them or not. Also beware of homeowners who use air fresheners or scented candles to cover smells.

5. Noise

Before purchasing, visit the property at different times of day and night to gauge noise from traffic, pets, construction, or neighbours. Since agents rarely disclose such issues, inspecting at varied times helps ensure you understand the true living environment before making a decision.

6. Neighbourhood

Before buying a home, visit the area at different times to check for noise from traffic, pets, construction, or neighbours. Agents rarely disclose such issues, and noise can vary with students, tourists, or events. Inspecting on multiple days and times helps you understand the true living environment before making a decision.

7. Beware of homeowners who play music

Sneaky homeowners will sometimes play music to mask the noise that is outside. Aside from music, the owners can also have the central fan turned on to create white noise. While inspecting the home, with either the music or the white noise turned on, you may not notice the noise level around the home and unfortunately, you’ll only notice it once you move in the house after your settlement.

8. Filters and ducts

These things often get forgotten about especially with home owners who are not as careful with cleaning. Check the vent over the rangehood to see how dirty and grimy it is. Double check the rangehood to see if there is a lot of grease build up, and check any standing fans or heating filters that you can find. If they are coated with dust, you will know that the rest of the house that you cannot see may not have been been properly maintained either.

9. Door jams and window tracks

These things often get forgotten about especially with home owners who are not as careful with cleaning. Check the vent over the rangehood to see how dirty and grimy it is. Double check the rangehood to see if there is a lot of grease build up, and check any standing fans or heating filters that you can find. If they are coated with dust, you will know that the rest of the house that you cannot see may not have been been properly maintained either.

10. Unusual smells or odours

Check how dirty the window tracks and tracks of any sliding doors are. Usually a lot of dust, dirt and bugs can collect in there and although this is something that can be cleaned, it can be an indication that other items you cannot easily see, may not be as clean as well.

11. Foul tasting water

If you are moving from a different city, you might be surprised that the water tastes differently. Moreover, if the water tastes funny, it could be a sign of dirty pipes or outdated piping and plumbing that could cause problems and knowing them right away will help you prepare.

12. Drainage problems

Run water through sinks, toilets and drains to see if there is a problem with the plumbing. Oftentimes, when you inspect a house you forget about these minor details that could save you problems in the future.

13. Faulty wiring

Check around the house for any wiring, cords or electrical outlets that may need some attention. A lot of confusing wires going every which way may be a sign that you need an electrical inspector. Faulty wiring may lead to fire and it is very important to fix it once it becomes apparent to prevent any untoward incident to you and your family.

14. Areas around the house the seller won’t allow you to see

In case the seller refuses to show you some rooms or areas in the house such as the garage, locked rooms, or locked sheds until you sign the contract. This is a bad sign and chances are high that they are hiding something. As a buyer, you should be allowed to see and inspect every part of the house to your satisfaction.

Shamac Lawyers Frequently Asked Questions

Buying or selling property is always an exciting venture, until you realise how much paperwork is involved. With Shamac Lawyers, we take care of the entire conveyancing process for you. Our friendly team of professional Victorian conveyancers offer an effective and responsive service. We understand that people want an easy and stress-free process, where the conveyancer works in their best interest. At Shamac Lawyers we provide this, as well as professional and friendly support right through to settlement. We are known for our clear communication and the ability to make the entire process easy to understand. Shamac Lawyers raises the standard of conveyancing services in Victoria. How? Through building relationships. Communication is vital. We keep you updated throughout the entire process and will also communicate with other parties on your behalf. Our services are provided in a timely and effective manner to ensure a stress-free property settlement. We can also provide a fixed fee for all services. Our transparent pricing means that you’ll never get caught out by hidden costs again. When you’re purchasing or selling you need an experienced and trustworthy representative to handle your legal property contracts. With our experienced team, transferring property from one party to another is a whole lot simpler.
There are several reasons why it might be beneficial to hire an online conveyancer:
  1. Convenience: An online conveyancer allows you to conduct your conveyancing process from the comfort of your own home or office, without having to visit a physical location. This can be especially useful if you live in a remote area or have a busy schedule.
  2. Cost: Online conveyancers often charge lower fees than traditional conveyancers, which can save you money on the overall cost of your conveyancing process.
  3. Communication: An online conveyancer will typically use email and phone communication, which can be more convenient than face-to-face meetings. This can make it easier to get updates and ask questions throughout the process.
  4. Efficiency: Online conveyancers often use modern technology and digital systems to streamline their processes, which can make the conveyancing process faster and more efficient.
Overall, hiring an online conveyancer can offer a number of benefits, including convenience, cost savings, and improved communication and efficiency.
However, it’s important to do your research and choose a reputable and experienced conveyancer to ensure that your conveyancing process goes smoothly.
Yes. It is very important that you have your contract reviewed first before signing it. It is always best to get a Solicitor’s opinion and eye to check for risks and to identify errors. 
At Shamac Lawyers, our conveyancers are also Solicitors. This means we will always ask you the right questions to ensure your desired outcomes, these could include : 
  1. Are you sure this property is right for you?
  2. Did you know you’ll inherit the properties restrictions?
  3. Are you sure the contract is fair for you?

We love conveyancing and that’s what we do.

We are not average. We’re a dynamic team of Melbourne lawyers, solicitors and conveyancers who always work with a caring approach, focussed on assisting our valued clients by providing world-class legal services.

But, we are a law firm practicing conveyancing. And being a law firm, our lawyers enjoy the very technical aspects of conveyancing, and also assist with other legal disputes, so if things get tricky, we won’t send you anywhere else in Melbourne, we will have full knowledge of your matter and help you to achieve your desired outcome, whilst you rest-assured we continue to offer you a complete world class solution.

Both conveyancers and solicitors can handle the legal aspects of buying or selling a property. In some jurisdictions, the terms “conveyancer” and “solicitor” are used interchangeably to refer to professionals who handle conveyancing matters. However, in other jurisdictions, there are differences between the two roles.

Conveyancers are typically specialists in property law and handle the legal aspects of transferring ownership of a property from one person to another. They can help with tasks such as conducting searches, preparing legal documents, and conducting the settlement process.

Solicitors, on the other hand, are generalist lawyers who can handle a wide range of legal matters, including conveyancing. Some solicitors may have specific expertise in property law, but they may also practice in other areas such as criminal law, family law, and commercial law.

When deciding whether to use a conveyancer or a solicitor for your conveyancing needs, it’s important to consider your specific circumstances and the services you need and how secure you want to feel with your transaction. Some people may prefer to use a solicitor because they offer a wider range of legal services and may be able to provide more comprehensive advice on legal matters related to the property.

Depending on your unique circumstances you will usually be asked to pay for your conveyancing fees on the settlement of your matter.
Conveyancing is the legal process of transferring ownership of property from one person to another. It involves transferring a title deed from the property seller (vendor) to the purchaser. This process involves preparation, execution, verification and lodgement of several documents. A conveyancer will also investigate the title of the property, search for anything that may affect the usage of the property (e.g. illegal structures, outstanding rates, government proposals etc).
It will depend on the settlement date written in your Contract of Sale. If you approach us and your settlement is in 4 weeks or less, you will be prioritised but this may also incur further charges
If you are buying a property, you should approach us before signing the Contract of Sale so we can advise you on the contract, the Section 32 and negotiate any special conditions. If you are selling, you should approach us when you decide to place your property for sale so that we can help you prepare a Section 32 and have it ready by the time your agent commences your marketing campaign.
The following should be provided:
Certificates: Copies of the Title in your name, council rates notices and water rates.
Easements: Let us know if there is any area on your property, which water authorities and other authorities can access.
Water rights: Does more than one water authority affect your property? Do you have water rights affecting your rural or semi rural property?
Secondary titles: If there is a title for a car space, storage area, rear laneway or anything other than the land being sold.
Construction or building permits: If there is any type of dwelling or building construction under seven years of age on the land, or structural modifications or additions to the main house, you will need to provide the: 
  •    –  Building Permit
  •    –  Final Inspection Certificate and; 
  •    –  Home Owners Insurance documentation
If you are an owner-builder, you will also need to provide a copy of: 
  •    –   Owner Builder’s Defect Report and; 
  •    –   Owner Builder Warranty Insurance documentation
You must also disclose any building or construction that has taken place without a permit.
Owners Corporation: If you are selling a flat, townhouse or estate where an Owners Corporation (formerly known as a Body Corporate) is applicable, you will need to provide relevant details. 
Notices: If you have received any notices from any authority, person or the like that could affect a person’s decision to buy your property, you will need to disclose this information.
Zoning and overlays: Please advise whether your property has been zoned i.e.. as a residential, mixed or commercial zone.
Tenants: If the property has been tenanted or leased you will need to advise us.
Levies: Do you know if additional levies, such as street or construction levies, are applicable to your property?
Services: You will need to inform us about the various services to the land being e.g. electricity, gas, telephone, water and sewage. 
Chattels: Always advise if you are including any items with the property for sale (.g. a garden shed, dishwashers, electric light fittings etc.
When a home is sold, the statement of adjustments ensures the buyer and seller only pay property tax, utilities and other property costs that they are responsible for.If you’re buying a property, you don’t want to be responsible for any outstanding bills that should be paid by the seller, but the seller will also need to be reimbursed for any pre-paid costs that are applicable when the buyer takes over the property. Adjustable items include council rates, water rates, land tax, body corporate fees (if applicable) and rent (if applicable). Adjustments are prepared by the purchaser’s representative before settlement.
A Section 32 is a legal document provided by the seller (vendor) to an intending purchaser. It is named after Section 32 of the Sale of Land Act, which requires the vendor to provide certain information to the purchaser before a Contract of Sale is signed. A Contract of Sale on the other hand is a legal and binding document containing the terms and conditions agreed upon between a seller and a buyer.
A Certificate of Title is a document that records who officially owns the land and notes any interests and rights affecting the land. The Certificate of Title is issued by the Registrar of Titles to the person who is entitled to it, being either
  • The owner of the land.
  • The owner’s mortgagee if there is a mortgage over the property.

When you own property with another person or entity, the ownership structure, or how you ‘hold’ the property is important. This is referred to as the Manner of Holding.
If you are purchasing the property with someone else, you have a choice of holding the property either as Joint Tenants or Tenants in Common.

If a tenant in common dies, their interest in the property is an asset of their deceased estate. This means it can be transferred only to a beneficiary of the estate or be sold (or otherwise dealt with) by the legal personal representative of the estate.
If a joint tenant dies, their interest in the property passes to the surviving joint tenant or tenants. It’s not an asset of the deceased estate.

To further understand the differences between these options and which option will be best for your purchase, get in touch with us.

A disbursement is the name given to any expenses incurred during the conveyancing process- these are separate to and will be on top of your fixed conveyancing fee. Disbursements will vary depending on the property you are selling or purchasing.
A face-to-face ID check is legally required for real estate transactions in Australia. If you are buying, selling or transferring property, it is important to complete Verification of Identity (VOI) as soon as possible as your property transaction cannot be completed until this has been completed.
You may complete your VOI in the following ways:
  1. Australia Post – If you are a client of ours, we will provide you with an Australia Post form for your use which has our company code on it. This form ensures the secure delivery of your ID check to us.
  2. Overseas – If you are outside of Australia, you will need to make an appointment to have your identity verified at an Australian Embassy or Australian Consular Office. Please let us know if this applies to you, so we can give you further instructions and provide you with necessary documents. 
Yes, Shamac Lawyers holds Professional Indemnity Insurance through the Legal Practitioners Liability Committee. This is to protect our clients in the unlikely event that an error is made.
It really depends on the quality of service provided by your property lawyer or conveyancer. Generally speaking, Victorian conveyancing costs for a purchase or sale of a residential property in Victoria can range anywhere from $990 to $1,900 including GST and out of pocket expenses.It is important to remember, that like all services, you typically get what you pay for.

A Section 32 statement, also known as a vendor statement or disclosure statement, is a legal document that is required as part of the conveyancing process when selling a property.

The Section 32 statement provides the purchaser with information about the property, including any known defects or issues that may affect its value.

The length of time it takes to prepare a Section 32 statement will depend on several factors, including the complexity of the property and any issues that need to be disclosed. In general, it can take anywhere from a few days to several weeks to prepare a Section 32 statement, depending on the circumstances.

The seller is typically responsible for preparing the section 32 statement, and they may need to gather information from a range of sources, such as property records, building inspections, and other relevant documents.

It’s important to allow sufficient time to prepare the Section 32 statement, as any delays in the process can hold up the sale of the property. It’s a good idea to discuss the timeline with your conveyancer or solicitor to ensure that the Section 32 statement is prepared in a timely manner.

It is possible, but we do not recommend this.We understand that property transactions are very expensive and that it seems wise to look for ways to save money. However, one small mistake during this process could end up costing you thousands of dollars.

It is best to use an experienced conveyancer who knows what to look for, and who also carries insurance to cover any mistakes or oversights. If you do it yourself and make a mistake, then you are fully responsible.

Always Be Vigilant While Conducting The Inspection

Since you now know the warning signs to watch out for while buying a house, you can now buy with more confidence. Each time you visit a property that you are interested in, remember to come with a notepad and check the areas we have listed. A diligent seller will disclose any problems affecting the property in the disclosure documents, and through their agent. However, it’s up to you as the buyer to verify whether the disclosed problems are what they are, or there’s more. It also falls upon you to find out other problems affecting the property and use them as leverage while negotiating the price.
victoria.shamaclawyers.com.au

Purchasing a home is a big decision.

Always take the time to inspect your prospective home and take what agents or the seller disclose with a pinch of salt. Don’t be afraid to ask questions. If it’s the first time you’re buying property, be as thorough as you can. Remember this is a huge investment and it’s going to be the house you and your family hopefully live in for a long time.

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