Lawyers - Legal Exchange


Purchase & Sale of Land

Conveyancing might seem like one of the less exciting aspects of buying or selling a property but it is a crucial and essential element of the process.

It can also be somewhat of a mysterious exercise, particularly if you’re a first homebuyer. The steps involved in conveyancing – the legal process involved in transferring a property from one person to another – is outlined below.

A smooth transfer is always the desired result, but this requires proper adherence to the process, including filing the correct documentation at the correct times. This process is made much easier when you consult a law firm experienced in conveyancing matters.

Before the contract of sale is signed

Say you’re the seller (or vendor) and have found a buyer for your property. The first step of the conveyancing process is the need to have a draft contract for the sale drawn up by your solicitor. You will also need to fill in and sign a number of legal forms from various government departments and source (or have your legal representative/conveyancer source) certain information to ensure the title deeds are in order; to detail any charges still owing on the property that may affect the sale; to prove the rates and charges are fully paid and up to date; and to detail whether any other restrictions (such as environmental regulations) exist over the property.

Sellers need to be aware this pre-contract stage can take a couple of weeks to complete. Once it is and all other terms such as the price are agreed with the buyer, both parties will need to sign the prepared contracts and proceed to the exchange stage.

Exchanging property

Once this process commences, the contract for sale becomes binding on the buyer and seller. Those managing the process for the seller meet with the representatives of the buyer to confirm the documents are the same and exchange the signed contracts. The contract is now legally enforceable and it is incumbent on both the seller and the buyer to comply with its terms or face certain financial penalties.

While binding, most contracts will also include a five-day cooling-off period (unless purchased at auction or, if the buyer is satisfied with the pre-contract negotiations, waived altogether). In this period the buyer can change their mind and cancel the contract, but by doing so they forfeit 0.25% of the purchase price to the seller.

If after signing the contract the buyer discovers some ‘adverse’ matter which affects the property, such as a new council regulation affecting development options, for example, they may have grounds to exit the contract. To do this the buyer will need to show the seller failed to disclose the adverse matter and also that they were unaware of the matter and would not have signed the contract had they known about it.

From the moment the contract is signed, its settlement will generally occur within six weeks or another period agreed to and set out in the contract. The buyer will also need to pay stamp duty within 90 days of the contract date or prior to settlement (unless a recipient of a first homebuyer’s grant or if buying off the plan).


This final stage in the conveyancing process sees the buyer takes possession of the property and all remaining financial matters between the parties are finalised.

Before they take possession of the property, a buyer may conduct a pre-settlement inspection. If the property is to be sold with vacant possession, the seller will need to make arrangements to vacate the premises before settlement. The seller should empty the property of all possessions and leave it in a clean and tidy condition.

If it’s discovered there are any remaining issues regarding the property, settlement can be postponed until the seller addresses them but the contract itself, at this stage, can’t be terminated.

Ahead of the agreed settlement date, the buyer will need to organise the financial arrangements for payment of the seller. At an agreed time and place, the legal representatives of the buyer and seller will meet. The buyer will then pay the balance of the property’s purchase price, authorising the agent to release the deposit minus the agent’s commission. The seller then has to give the buyer the executed transfer document and title documents. Before this can happen, any existing mortgage over the property must be paid off and any caveats lifted.

The exchange must also be registered with NSW Land Registry Services in the new names of the buyers. If the buyer has borrowed to fund the purchase, the lender will instead take the deed, register the transfer, and then hold the deed until any mortgage loan is paid out. Provided all the documentation is in order, the keys and other access devices to the property will then be handed over.

It should be noted that the services of a conveyancer mean neither the buyer nor the seller need be present at this settlement stage.

The place of insurance

If there is an insurance policy covering the property, sellers are advised to keep their coverage until settlement is completed and then contact their insurance company if the cover is no longer required.

This is because the risk of damage to buildings or other fixtures remains with the seller until after settlement, unless the contract states otherwise. This means that any damage to the property after the exchange of contracts can give a buyer grounds to get out of the contract by giving notice in writing within 28 days of becoming aware of the damage.

Conveyancing can sound like a complex and drawn out process but it can be made much simpler by engaging trusted representatives who are experienced in this area. While you decide the big issues like price, financing and any restrictions over the property, they will do the legwork on documentation and timelines to ensure the transfer of property is as smooth as possible


eConveyancing in NSW

09 Aug 2019

Electronic conveyancing (eConveyancing) is the digital completion of conveyancing transactions including transferring property ownership from seller to buyer.

NSW Land Registry Services (NSW LRS) has been part of the transition to eConveyancing since 2013. Though transactions were once conducted using manual processes and documents, eConveyancing allows for a property transfer to be recorded on the titles register immediately upon settlement and lodgment.


eConveyancing mandate — Changes from 1 July 2019

The NSW Government has mandated the use of eConveyancing to streamline the conveyancing process for buyers and sellers; lawyers and conveyancers; and financial institutions.

Under the mandate, from 1 July 2019 the following documents must be lodged electronically (alone or in combination):

  • Transfers
  • Mortgages (including mortgages with justification)
  • Discharges of mortgage
  • Caveats
  • Withdrawals of caveat
  • Transmission applications
  • All refinancing documents.

As a result, NSW LRS cannot accept these documents for paper lodgment at our Customer Service Counter from 1 July 2019.

Legal framework and conveyancing rules

The Office of the Registrar General is the government agency leading the implementation of the mandate. Its eConveyancing webpage contains useful information about the legal framework for eConveyancing, including the Conveyancing Rules.

Guidelines for electronic lodgment

For parties lodging documents electronically, further information about preparing a transaction for lodgment is available in the Registrar General’s Guidelines.


STAMP  DUTY - NSW  - guide to stamp duty in NSW

July 11, 2019 10:00 am by Upside

If you’re looking to buy a property in NSW, stamp duty is likely to be one of your biggest expenses aside from the home deposit. Here’s what you need to know about paying stamp duty in NSW, first home buyer exemptions and more.

What is stamp duty?

Stamp duty is a type of tax payable on certain purchases, such as transfers of property and motor vehicle registrations. In the case of buying property, you’re required to pay stamp duty in NSW any time you purchase a property over the value of $650,000.

Like other taxes, the amount you pay in stamp duty is invested into the economy by the state or territory government that collects it.

How much is stamp duty in NSW?

The cost of stamp duty varies from state to state. Ultimately though, stamp duty is calculated based on the by the dutiable value of your property at the time of purchase.

- the current stamp duty rates and thresholds for NSW* Refer Revenue NSW Website

When do I have to pay stamp duty?

In NSW, stamp duty must be paid within three months of settlement. If a property purchase is made ‘off the plan,’ stamp duty is payable within three months of the date of the completion of the agreement, or within three months of the assignment of the purchaser’s interest in the agreement.

Are there exemptions for stamp duty in NSW?

For first home buyers, the NSW Government has abolished stamp duty on new and existing homes worth up to $650,000. That means you won’t be required to pay any stamp duty if you’re a first home buyer buying a property in NSW up to the value of $650,000. Stamp duty discounts are also given on homes between $650,000 and $800,000. For more information, see the NSW Government’s guide to stamp duty for first home buyers.

Additionally, you may be eligible for a concession or exemption on stamp duty in NSW if the property is changing hands following a death or divorce.