Subdivision is one of the most complex conveyancing matters in Victoria. From plan preparation and SPEAR lodgement through to council certification and new title creation, our team manages the full process for developers, landowners, and builders.
A subdivision involves multiple regulatory bodies, sequential approvals, and careful coordination between your surveyor, council, utility authorities, and the titles office. We manage each stage so nothing falls through the gaps.
We work with your licensed surveyor to review the proposed plan and ensure compliance with planning permit conditions, easement requirements, and lot configuration requirements before lodgement.
We lodge the plan of subdivision via SPEAR (Surveying and Planning through Electronic Applications and Referrals) and manage all electronic referrals to Councils, utility authorities, and the Titles Office.
Referrals to VicRoads, Melbourne Water, the relevant water authority, electricity distributor, gas network, and telecommunications providers - we follow up on all referrals until written consent is received.
We prepare and submit the Section 6 certification application to council and follow up through to plan certification - ensuring all planning permit conditions and planning scheme requirements are satisfied.
We prepare and register easements required by the plan - drainage, access, services, and shared facilities - and advise on restrictive covenants where applicable. All easement documentation is drafted and lodged by our team.
Where council or authorities require infrastructure contributions or works in-kind agreements as conditions of the planning permit, we assist in documenting and satisfying those obligations prior to certification.
Where a Section 173 Agreement is required as a condition of planning permit or council approval, we prepare the agreement, arrange execution, and register it on title at the Titles Office.
We lodge the certified plan with the Registrar of Titles for plan registration and new title creation - the final step in turning a plan of subdivision into separately titled lots ready for transfer or sale.
Subdivision timelines vary significantly depending on the complexity of the plan, council responsiveness, and authority referral requirements. A two-lot subdivision of an existing dwelling might take 3–6 months from lodgement to new titles. A larger residential development may take 12–24 months. We set realistic expectations from the outset and proactively manage each milestone.
In most cases, yes - a planning permit is required before the plan of subdivision can be lodged. Some two-lot subdivisions may be exempt from a planning permit requirement under the planning scheme, but this depends on the zoning and any overlays affecting the land. We can advise you on what approvals are needed for your specific site and work with your town planner where required.
Yes - lots can be sold "off the plan" before titles are created, with settlement deferred until new titles are available. This involves preparing compliant OTP contracts with the required sunset clause and disclosure obligations. We handle both the subdivision process and the associated OTP sale contracts - often running both simultaneously to streamline your timeline.
A two-lot subdivision typically involves splitting an existing residential lot into two separate titles - often following the construction of a second dwelling. These are generally simpler, less costly, and faster to process than multi-lot residential developments. However, both follow the same SPEAR and council certification process. We handle both sizes - from two-lot splits to multi-stage residential estates.
Call our team for an initial conversation.