Victorian Conveyancing Reform: New 14 Day Requirement for Section 32 Statements September 7, 2026

Significant changes to Victoria’s property law landscape are on the horizon, with amendments to the Sale of Land Act 1962 set to fundamentally change when Section 32 Vendor Statements must be made available to prospective purchasers. These reforms will require vendors, agents and conveyancers to prepare sale documentation much earlier in the sale process and may have a substantial impact on auction campaigns throughout Victoria.

A Major Shift in Victorian Property Transactions

The Consumer Legislation Amendment Bill 2026 introduces one of the most significant reforms to Victorian conveyancing practice in recent years. Among the changes is a new framework for the provision of Section 32 Vendor Statements, commonly known as Vendor Statements, which will alter long standing practices around property marketing and auction preparation.

Currently, section 32 of the Sale of Land Act requires a vendor to provide the Vendor Statement to a purchaser before that purchaser signs a contract of sale. In practice, this has allowed many vendors to prepare the documentation during the marketing campaign, provided it is available before a contract is executed.

Under the new regime, the focus shifts from providing a Section 32 Statement to the eventual purchaser, to ensuring that the document is available to prospective purchasers from a much earlier stage of the sale process.

The New 14 Day Rule

Perhaps the most significant aspect of the reforms is the introduction of the concept of a “sale availability time”.

For properties being publicly advertised for auction or by way of a fixed date sale, a Section 32 Statement must be available from a date that is 14 days before the first auction date or fixed date sale date.

For other publicly advertised properties, the Statement must be available from a date that is 14 days after the property is first publicly advertised for sale.

The amendments effectively create a statutory requirement that vendors have their due diligence material completed and available far earlier than has historically been necessary. For auction campaigns in particular, this means sellers can no longer commence marketing and finalise the legal documentation later in the campaign.

What Does “Available” Mean?

A noteworthy feature of the amendments is the introduction of the concept of “making available” a Section 32 Statement.

The legislation defines this as making the Statement available in hard copy or electronic format upon the request of a prospective purchaser. Rather than being a document actively given to the ultimate purchaser before signing, the Section 32 becomes a document that must be capable of being accessed by the market during the marketing campaign.

This reflects modern conveyancing practice, where Vendor Statements are frequently distributed electronically through estate agents and online property platforms. However, it also places a greater emphasis on ensuring that the documentation has been properly prepared before marketing commences.

Practical Implications for Vendors

The reforms are likely to require vendors to engage their conveyancer or solicitor much earlier in the sale process.

Historically, some vendors have instructed legal representatives after a property has already been listed for sale. Under the new framework, this approach may create compliance risks, particularly for auction campaigns where the Section 32 Statement must be available at least 14 days before the auction date.

Vendors should expect to:

• Instruct their conveyancer or solicitor before a marketing campaign commences.
• Obtain searches and certificates earlier.
• Resolve title or disclosure issues before advertising.
• Allow additional time for preparation and review of sale documentation.

Implications for Estate Agents

Estate agents will also need to adjust their practices.

Agents will need to ensure that marketing campaigns are coordinated with the preparation of legal documentation and that Section 32 Statements are readily available to prospective purchasers from the required date. This may necessitate greater collaboration between vendors, agents and legal representatives before a property is listed.

For auction campaigns with compressed timeframes, obtaining completed sale documentation early will become an essential part of the sales process.

Greater Transparency for Purchasers

From a purchaser’s perspective, the reforms are intended to promote transparency and provide additional time to review important legal information before participating in an auction or submitting an offer.

Purchasers and their advisers will have greater opportunity to:

• Review title information.
• Consider planning and zoning disclosures.
• Assess owners corporation information.
• Obtain legal advice before committing to a purchase.

This may reduce the pressure often associated with obtaining and reviewing sale documentation shortly before an auction.

When Will the Changes Commence?

The amendments relating to Section 32 Statements do not commence immediately. According to the legislation, the new requirements will commence on a date to be proclaimed, and no later than 1 June 2027.

While there remains time before implementation, practitioners should begin preparing for the new requirements now, as they represent a significant procedural change to Victorian conveyancing practice.

Looking Ahead

The new Section 32 disclosure requirements signal a clear shift towards earlier transparency in Victorian property transactions. Once implemented, vendors will need to ensure their Vendor Statements are prepared and available well before an auction or sale campaign reaches its critical stages.

For conveyancers and property lawyers, the reforms reinforce the importance of early engagement and thorough preparation. For vendors and agents, they serve as a reminder that legal documentation can no longer be treated as a task to be completed midway through a marketing campaign.

As the commencement date approaches, all participants in the Victorian property market should review their processes to ensure they are ready for this new era of property disclosure and compliance.