Conveyancing is the legal process of transferring ownership of a property from one party to another. In Australia, it must be conducted by a licensed conveyancer or solicitor, and it covers everything from reviewing the contract of sale and conducting title and planning searches to managing the settlement process and registering the transfer with the state land titles office. For property investors, understanding what your conveyancer does — and how to work with them effectively — can prevent costly errors and delays. This guide covers the full conveyancing process, what to expect at each stage, and typical costs in 2026.
What a Conveyancer Does — The Full Process
Before exchange (contract review): Your conveyancer reviews the contract of sale before you sign. This is the most important phase — once you exchange contracts, you are legally bound. Key things your conveyancer checks: the title search (confirms the vendor has clear title, no caveats, and identifies any encumbrances like easements); planning overlays (heritage, flood, bushfire, vegetation — anything affecting what you can do with the land); section 32 or vendor’s statement (a statutory disclosure document required in most states listing easements, notices, outgoings, and zoning); any special conditions in the contract that may be unusual or unfavourable; and whether a cooling-off period applies (typically 5 business days for residential property in most states — not applicable for auctions in most states). Between exchange and settlement: Your conveyancer conducts the required searches: council rates search (confirms no outstanding council rates), water search, land tax search, body corporate certificate (for strata properties), building approvals search, and any other relevant state-specific searches. They prepare the transfer of land documents, liaise with your lender’s solicitor to organise the loan funds, and calculate the settlement figures (adjustments for rates, rents, and other outgoings). At settlement: Your conveyancer attends settlement (now typically electronic via PEXA in most Australian states) and manages the actual exchange of funds for title. The purchase price (minus deposit already paid) is paid to the vendor; the title transfers to you. After settlement: Your conveyancer registers the transfer of title with the state land titles office (so your name appears on the title) and pays any outstanding stamp duty.
Conveyancing Costs — Australia 2026
Conveyancing fees themselves are typically $2,000-$3,500 all-in — a minor cost relative to the property price. Stamp duty, paid at settlement through your conveyancer but not their fee, is the major government cost — typically $20,000-$60,000+ on a $600,000-$900,000 investment property depending on the state. First-home buyers may be eligible for stamp duty concessions; investors generally are not. Always confirm stamp duty liability with your conveyancer before signing.
Conveyancer vs Solicitor — Which Should You Use?
A licensed conveyancer is a property transfer specialist — they are trained specifically in conveyancing and can handle the full process for standard residential transactions. A solicitor (property lawyer) has broader legal qualifications and can handle more complex situations: disputes, caveats, unusual title structures, commercial property, development sites, and any transaction where legal proceedings may be required. For a straightforward residential investment property purchase, a licensed conveyancer is typically sufficient and often cheaper. For complex purchases — off-the-plan with unusual conditions, properties with title issues, deceased estate properties, or commercial property — use a property solicitor. Cost difference: conveyancers typically charge $1,200-$2,000; solicitors $2,000-$4,000+.
The Cooling-Off Period — Know Your Rights
In most Australian states, residential property purchasers have a cooling-off period after exchange of contracts — typically 5 business days — during which they can withdraw from the purchase with a small penalty (usually 0.25% of the purchase price). Cooling-off does NOT apply: at auction (you are unconditionally bound the moment the hammer falls); if you waive the cooling-off period in writing; or in some commercial property transactions. This is why getting your conveyancer to review the contract BEFORE you sign — not after — is so important. Once you exchange, the cooling-off period clock starts, but by then the terms are already locked in.
Conveyancing is not an area to economise on by going with the cheapest option you can find. A good conveyancer catches issues in the contract review phase that save tens of thousands of dollars. A poor one misses them. Engage early — before you sign — and let them protect you at the most critical legal moment in the purchase process.
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General Advice Warning: This article is general in nature and does not constitute personal financial advice. Please consult a licensed financial adviser before making investment decisions.
