Buying a Home? Why the "Section 32" is the Most Important Document You’ll Read

Seam Media • December 21, 2025

Finding your dream home is an emotional journey. After weeks of open inspections and searching online listings, it’s easy to get swept up in the excitement when you finally find "the one." However, before you raise your hand at an auction or sign a contract, there is one crucial document you must understand: the Section 32 Vendor’s Statement.


At Lardners Solicitors, we often see clients who are eager to sign but haven't fully scrutinised the legal details of the property. Here is why getting legal advice on the Section 32 is vital before you commit.

What is a Section 32? In Victoria, a seller must provide a Section 32 statement to a prospective buyer before a contract of sale is signed. Its purpose is to disclose information about the property that isn't readily visible during an inspection. It tells the story of the property's legal history.


What are the hidden risks? While the house might look perfect on the surface, the Section 32 can reveal issues that might turn your dream home into a financial burden. Common things we look for include:


  • Easements and Covenants: Are there pipes running under the backyard that prevent you from building that future swimming pool? Are there restrictions on the colour you can paint the fence?
  • Zoning Information: Is the property in a residential zone, or is it mixed-use? This affects what you can and cannot do with the land.
  • Outgoings and Debts: Are there outstanding council rates or owners corporation fees attached to the title?
  • Building Permits: If the previous owner renovated, did they get the required permits? If not, you could be liable for fixing their illegal works.


The Danger of "Standard" Contracts Many buyers assume that real estate contracts are standard forms. While the templates are standard, the special conditions added to them are not. These conditions can sometimes shift responsibility for certain costs or risks from the seller to the buyer.


How We Can Help Buying a property is likely the biggest financial transaction of your life. Having a solicitor review the Contract of Sale and Section 32 before you sign can save you thousands of dollars and immeasurable stress down the road.


Whether you are a first-home buyer or an experienced investor, our team ensures you know exactly what you are buying, with no nasty surprises waiting for you after settlement.


Are you looking to buy or sell property in the Mornington Peninsula area? Contact Lardners Solicitors today to ensure your conveyance goes smoothly.

The Difference Between Separation and Divorce: What You Need to Know

By Seam Media • May 11, 2026
People often use "separation" and "divorce" interchangeably, but legally they're two very different things - and getting the difference right matters more than most people realise.  You can be separated without being divorced. You can be divorced after being separated. You can be separated and never divorce. Each of these scenarios has different legal, financial, and practical implications.

When Should You Talk to a Family Lawyer? It's Earlier Than You Think

By Seam Media • May 4, 2026
Most people only call a family lawyer when they're already in crisis. By the time the appointment is booked, decisions have often already been made, conversations have already been had, and steps have been taken that may be hard to undo.  The truth is, talking to a family lawyer earlier - even before you're sure you need one - can make a significant difference to the outcome.

What Happens If You Die Without a Will in Victoria? Understanding Intestacy

By Seam Media • April 28, 2026
Most people know they should have a will. Many never get around to making one.  If you die without a valid will in Victoria, the law decides who gets your assets - not you. This is called dying intestate, and the rules can produce outcomes that would surprise (and often dismay) the people you've left behind.

Why DIY Wills Are a False Economy: The Hidden Costs of Getting It Wrong

By Seam Media • April 20, 2026
Online will kits and DIY templates have become increasingly popular. A quick Google search reveals countless services offering wills for $30, $50, or even free.  On the surface, it looks like a sensible way to save on legal fees. But in practice, a poorly made will can cost your family many times more than the solicitor fees you saved.

Understanding Consent Orders: How to Make Your Separation Agreement Legally Binding

By Seam Media • April 12, 2026
You've separated from your partner. You've had the difficult conversations. You've even managed to agree on how to divide your assets and arrange care for the children.  But without formalising that agreement, it's not worth the paper it's written on.

First Home Buyer? Here's What to Expect From the Legal Side of Buying a Property

By Seam Media • March 30, 2026
Buying your first home is one of the most exciting things you'll do. It's also one of the most legally complex transactions most people will ever be involved in. The good news is that the legal process is straightforward when you know what to expect. Here's a step-by-step overview of what happens behind the scenes from a legal perspective.

Planning for Your Parents' Future: A Legal Checklist for Adult Children

By Seam Media • March 24, 2026
It often starts with a small moment. A parent forgets an appointment. Bills go unpaid. A fall leads to a hospital visit. And suddenly you're thinking about things you hadn't planned for.  Helping ageing parents navigate their legal and financial affairs isn't always a comfortable conversation to have. But being prepared early makes everything easier when the time comes.

Do You Need a Lawyer for That? 7 Common Situations Where Legal Advice Saves You Time, Money, and Stress

By Seam Media • March 17, 2026
Most people only think about calling a lawyer when something goes wrong. But some of the most valuable legal advice is the kind you get before a problem starts. Here are seven common situations where speaking to a solicitor early can save you far more than it costs.

What Happens to Your Property When You Separate? It's Not Always 50/50

By Seam Media • March 10, 2026
When a relationship ends, one of the biggest questions people ask is: "Do we just split everything down the middle?" The short answer is no. Property settlement in Australia doesn't work on a simple 50/50 rule. The outcome depends on your specific circumstances, and two couples with similar assets can end up with very different results. Understanding how the process actually works can help you feel more prepared and less anxious about what comes next.

Power of Attorney: What It Is, Why You Need One, and How to Get It Right

By Seam Media • March 3, 2026
Planning for a time when you might not be able to make your own decisions isn't something most people want to think about. But having the right documents in place now means the people you trust can step in and act on your behalf if that time ever comes. A Power of Attorney is one of the most important legal documents you can have and one of the most misunderstood.