Your property,
handled with care.
We'll get you home.

A subject-to-finance clause makes your contract conditional on receiving formal loan approval by a set date. If finance is declined in that window you can generally withdraw without penalty. Auction contracts usually do not carry this protection, so it is important to understand exactly what you are signing before you do.

For a private sale you have 3 clear business days after signing to withdraw, forfeiting only 0.2% of the purchase price or $100, whichever is greater. It does not apply to auctions or certain other situations. We make sure you understand exactly where you stand from the moment you sign.

If a material fact is missing or wrong in the Section 32 or contract you may have remedies, including in some cases the right to rescind. If we identify a gap during our review we tell you immediately and advise on your options before you proceed. This is exactly why a thorough review matters.

From 1 January 2025 a 15% withholding applies to all property sales regardless of price. Australian-resident sellers must obtain an ATO clearance certificate, otherwise the buyer must withhold 15% at settlement. We manage this as part of every matter so it does not hold up settlement.

Yes, and it is common. We coordinate a related sale and purchase together, align the settlement dates where possible, and keep both lenders and the other parties moving so the two transactions work as one smooth transition.

An owners corporation (formerly body corporate) manages the common property of a lot in a multi-lot development such as an apartment or townhouse complex. The Section 32 must include the owners corporation certificate, which discloses fees, any special levies, and rules that will bind you as an owner. We review these carefully and explain what you are committing to.

A cooling-off waiver is a signed certificate by a legal practitioner or conveyancer confirming that advice was provided before the contract was signed, which removes the cooling-off period by agreement. It is typically used in competitive markets where a seller wants certainty. We advise on whether signing one is in your interests before you do so.

We take care of settlement day for you. We prepare the transfer documents, confirm the settlement figures with your lender, coordinate with the vendor's representative, and complete settlement through PEXA. Once funds have been exchanged and the transfer lodged, we notify you. Your job on settlement day is simply to be ready to collect the keys.

Yes. Special conditions can be negotiated for things like a building and pest inspection, a specific settlement date, inclusion or exclusion of chattels, or early access. We advise on what conditions make sense for your situation and check that any proposed conditions are properly drafted so they actually protect you.

In Victoria the $10,000 FHOG applies to a new home valued at $750,000 or less, where you are over 18, an Australian citizen or permanent resident, and neither you nor your partner has previously owned property in Australia. You must also live in the home for at least 12 months. We confirm your eligibility and lodge the application as part of your matter.

First home buyers pay no stamp duty on a property up to $600,000, saving up to around $31,000, and a sliding-scale concession applies between $600,001 and $750,000. We calculate your exact saving and confirm eligibility before you proceed.

Yes. Established homes qualify for the stamp duty exemption or concession and for the First Home Guarantee. The $10,000 FHOG, however, is only for new homes. We tell you precisely which benefits apply to the specific property you are buying.

It is a federal scheme that lets eligible first home buyers purchase with as little as a 5% deposit without paying lenders mortgage insurance. Since October 2025 there are no income caps or limits on the number of places, though property price caps apply ($950,000 in Melbourne and Geelong, $650,000 in the rest of Victoria). We work alongside your lender or broker so the conveyancing side lines up with the scheme requirements and your application does not miss out.

Auctions have no cooling-off period and the contract is unconditional the moment the hammer falls. There is no subject-to-finance safety net. We strongly recommend having us review the Section 32 and contract before auction day so you know exactly what you are bidding on and can do so with confidence.

Once your offer is accepted and the contract is signed, you have entered the cooling-off period for a private sale. You will pay your deposit, usually 10%, and we begin the due diligence process, ordering searches, reviewing the contract, and coordinating with your lender. We keep you updated at every step so there are no surprises.

A fixed price contract on an existing home gives you certainty on the price and a known property to inspect. An off-the-plan contract involves buying before the property is built, which can attract additional stamp duty concessions but also carries risks like construction delays and changes to the final product. We explain the differences clearly so you can choose what suits you.

The standard deposit is 10% of the purchase price, paid on signing. Some contracts allow a reduced deposit of 5% by negotiation. Your lender may have different requirements for your loan, so it is worth checking with them early. We advise on what is in the contract and what flexibility exists before you sign.

Yes, where both partners are first home buyers and meet the eligibility criteria, you can generally both benefit. Where one partner has previously owned property the entitlements may be limited or unavailable depending on the specific scheme. We check the position for both of you at the start of the matter so there are no surprises.

Commercial transactions carry extra layers, GST treatment, whether the sale is a going concern, lease and tenancy arrangements, business and outgoings adjustments, and often more complex titles. We handle these details so the commercial realities, not just the legal mechanics, are properly covered.

It depends on the property and the parties. A sale may be subject to GST, GST-free as a going concern, or fall under the margin scheme. The contract wording matters a great deal here. We review the GST position early and flag it before you sign, so the price you think you are paying is the price you pay.

Where a tenanted commercial property is sold as an operating enterprise with the lease in place, it can often be treated as GST-free as a going concern if the conditions are met. We check the contract sets this up correctly so you are not caught by an unexpected GST liability at settlement.

Yes. When you buy a tenanted property the leases come with it, so we review the terms, rent, options, outgoings, and any issues, and explain what you are actually inheriting as the incoming landlord before you are committed.

Land tax is an annual state tax on the total taxable value of land you own above the threshold. For commercial property it can be a significant ongoing cost. We ensure the contract deals with the land tax position correctly between vendor and purchaser at settlement so there are no unexpected charges falling to you.

Yes, and it is common. The structure affects stamp duty, land tax, and GST in different ways. We work with your accountant or financial adviser on the structure and handle the conveyancing side, making sure the correct entity is named on the contract and transfer from the start.

Vacant possession means the property will be empty and available for your use at settlement. Subject to tenancy means an existing tenant will remain, and you take over the landlord's position under the lease. We review the lease terms and explain what you are taking on before you commit.

Commercial settlements are usually 30 to 90 days from contract, though complex transactions with multiple titles, developments, or extensive due diligence can take longer. We map out the timeline at the start and keep all parties moving so nothing stalls.

A due diligence clause gives the buyer a specified period to investigate the property, review financials, inspect the tenancies, and satisfy themselves before the contract becomes unconditional. We advise on an appropriate due diligence period and what needs to be checked before the period expires.

A subdivision splits one title into multiple lots. It involves a plan of subdivision, council and authority requirements, certification from servicing authorities, and lodgement through SPEAR before new titles can issue. We coordinate the conveyancing side end to end and keep the surveyor, council, and titles office moving together.

Timeframes vary widely with the number of lots, council conditions, and authority sign-offs. Two-lot subdivisions can sometimes complete in a few months; larger estates with infrastructure obligations can take well over a year. We map the milestones up front and keep you informed at each stage rather than leaving you guessing.

Often yes, using off-the-plan contracts that settle once the new titles register. The contracts and disclosure obligations need to be set up carefully. We prepare and manage these so your sales program and the registration timeline stay properly aligned.

SPEAR is Victoria's online system for lodging and tracking subdivision plans through council and the titles office. We use it to manage your plan's progress and respond to requisitions as part of the subdivision process.

A planning permit is usually required before the plan of subdivision can be approved by council. The permit sets out conditions that must be satisfied before the plan can be certified. We work alongside your planning consultant to ensure the conveyancing requirements are met as each condition is discharged.

A Section 173 agreement under the Planning and Environment Act is a binding agreement between the owner and council that restricts how land can be used or developed. They often arise as a condition of a planning permit for subdivision. We prepare and register these as part of your matter.

Yes. If you are selling individual lots in a subdivision, each lot needs its own contract of sale. Where you are selling before titles issue, these are off-the-plan contracts with specific disclosure requirements. We prepare all contracts and manage the sales side of the process.

Your mortgagee's consent is required before a plan of subdivision can be registered. We liaise with your lender to obtain this consent and coordinate the release or restructure of the mortgage as each lot is created or sold.

A statement of compliance is issued by the responsible authority once all planning permit conditions have been met. It is required before the plan of subdivision can be lodged with the titles office. We track this milestone and lodge the plan as soon as it is available to avoid unnecessary delays.

You are buying a property before it is built or before its title exists, based on plans and specifications. Settlement happens later once the title registers. We review the contract, sunset dates, and disclosure so you know exactly what you are committing to before you sign.

A sunset clause sets a long-stop date by which the development must be completed and the title registered. If that date passes without completion the contract may end. The terms can favour the developer, so we read them closely and explain your exposure before you sign.

Off-the-plan concessions can reduce the dutiable value based on construction not yet completed at the contract date, subject to eligibility rules. We calculate the duty position for your specific contract rather than relying on a general assumption, so you know what you will actually pay.

Deposits are generally held in trust or secured by a guarantee rather than released to the developer, depending on the contract. We check how your deposit is held and that the protections are properly in place before you pay it.

Off-the-plan contracts include disclosure documents that describe what is being built. If there are material changes to the plans, finishes, or specifications, you may have rights depending on the significance of the variation. We review the variation provisions in your contract so you understand your position before you sign.

Sometimes. It depends on whether the contract permits assignment. Many off-the-plan contracts restrict assignment or require the developer's consent. We check the terms before you attempt to on-sell so you know what is and is not possible.

Developers are prohibited from deliberately engineering a sunset clause rescission to resell at a higher price without court approval. Genuine delays caused by circumstances beyond the developer's control are different. If you receive a rescission notice under a sunset clause, contact us immediately so we can advise on whether it is legitimate and what your options are.

A standard pre-purchase building inspection is not possible before construction, but you should arrange a defects inspection before settlement once the property is complete. We advise on a practical settlement date that gives you time to inspect and report any defects before you settle.

The main risks are construction delays, changes to the product, developer insolvency, and settling into a market that has moved. The rewards are stamp duty savings and the ability to secure a property early. We explain both sides clearly so you make the decision that is right for your situation, not just the one that is convenient to sell you.

We review the contract of sale of business, the treatment of plant, equipment, stock, and goodwill, employee entitlements, restraint of trade clauses, and any lease that comes with the premises. The goal is that you understand exactly what you are buying and what obligations you are taking on.

Usually the premises lease must be assigned or a new lease granted, with the landlord's consent. This is often critical to the deal and can take longer than expected. We manage the lease assignment alongside the business sale so the location you are paying for is actually secured before you settle.

Employee entitlements such as leave balances and continuity of service need to be addressed in the contract, including who carries what liability at settlement. We make sure these are dealt with clearly so there are no disputes with staff after you take over.

A restraint of trade clause prevents the seller from competing with the business you have bought for a specified period and within a specified area. They are common in business sales and can be enforceable if they are reasonable in scope. We review the proposed restraint and advise on whether it actually protects what you are paying for.

If the business has a turnover of $75,000 or more you will generally need to be registered for GST. If the sale is structured as a going concern, GST may not apply to the transaction itself. We advise on the GST position and make sure the contract is structured correctly from the start.

This is a key negotiation point. The contract should clearly define what is included: plant and equipment, stock at a set value or to be adjusted at settlement, goodwill, client lists, intellectual property, and any vehicles or fittings. We check the schedule of assets carefully so there are no misunderstandings on settlement day.

We strongly recommend reviewing the last three years of financial statements and tax returns, understanding the lease terms and remaining term, speaking with the landlord if a new lease is needed, and assessing the stability of key customer relationships. We review the legal side of the contract in parallel with your financial due diligence.

Most business contracts include conditions about the business being operated in the ordinary course between signing and settlement. If turnover drops significantly or key staff leave, you may have grounds to renegotiate or withdraw depending on the contract terms. We review these provisions carefully before you sign.

Goodwill represents the value of the business beyond its tangible assets: its reputation, customer base, trading history, and earning capacity. It is often the largest component of the purchase price. We review what the parties have agreed goodwill covers and make sure the contract reflects that accurately.

Yes. A lease commits you for years and the terms on rent reviews, options, outgoings, make-good, and permitted use have real financial consequences. We review the lease and explain the commercial effect of each clause before you are bound, whether you are the tenant or the landlord.

For retail leases in Victoria a landlord must give the tenant a disclosure statement and a copy of the proposed lease at least 7 days before the lease is entered into. It sets out key financial information including estimated outgoings. We prepare these for landlords and review them for tenants to ensure the process is compliant and the information is accurate.

Yes. We draft retail and commercial leases for landlords, tailored to your property and commercial intentions. We also review and negotiate leases for tenants. Either way you end up with a lease that reflects what was actually agreed, not a generic template that leaves gaps.

A rent review clause sets out how and when rent can be increased during the lease term. Common types are CPI (indexed to inflation), fixed percentage increases, or market reviews. Each type has different implications for both landlord and tenant, and we explain the financial effect of each option before you commit.

A make-good clause requires the tenant to restore the premises to a specified condition at the end of the lease. This can range from a simple clean to a full fitout removal and repainting. The scope of make-good is one of the most negotiated points in a lease. We review what is actually required and whether it is reasonable before you sign.

An option gives the tenant the right to renew the lease for a further term at the end of the initial period. Options are almost always time-limited and must be exercised within a strict window, usually between 3 and 6 months before the lease expires. Missing the window can mean losing your right to renew. We track these dates for our leasing clients.

Outgoings are expenses related to the property such as council rates, water, building insurance, and maintenance. Whether a tenant pays outgoings depends on the lease. The Retail Leases Act limits which outgoings can be passed to tenants in retail premises. We review the outgoings clause and make sure you understand what you are actually liable for.

A rent-free period is a concession offered by a landlord, typically at the start of the lease, to help a tenant fit out the space or establish the business. They are common in commercial leasing and are a legitimate part of negotiations. We advise on what is reasonable for the market and make sure the period is properly documented in the lease.

Generally no, unless the tenant has breached the lease. However, some leases include demolition or redevelopment clauses that allow the landlord to terminate with notice if they intend to redevelop the property. We check for these clauses before you sign a long-term lease so you understand your security of tenure.