ContractSnapA quick document checklist
Use this to organise your questions before asking a conveyancer or solicitor to review the contract. The exact attachments vary by property.
| Document or section | Check | Question to ask |
|---|---|---|
| Contract particulars | Address, lot, inclusions, deposit and settlement date. | Do these match the property and terms I expect to buy? |
| Special conditions | Changes to standard terms, adjustments and default costs. | What changes my obligations or costs? |
| Section 32, title and plan | Lot boundaries, car space or storage rights, notices and restrictions. | What is included in the title, and what affects its use? |
| Owners corporation records | Every certificate, fees, levies, minutes, rules and planned works. | Are there current costs or unresolved issues I should investigate? |
| Insurance documents | Policy dates, insured amounts, excesses and exclusions. | Is the evidence current, and what cover may I need separately? |
Start with the sale particulars
Check the address, lot and plan details, included fixtures and chattels, price, deposit and settlement date. If the apartment is advertised with a car space or storage area, ask your conveyancer to confirm exactly what rights the title and plan provide. A marketing description is not a substitute for the contract documents.
Read the special conditions
Special conditions can change the standard terms. Look for changes to deposit handling, settlement, default interest, adjustments and any conditions that affect your ability to investigate the property. Ask your conveyancer or solicitor to explain terms you do not understand before you sign.
Work through the Section 32 statement
In Victoria, the vendor’s statement—usually called the Section 32—must be given to a buyer before signing. It contains disclosures and supporting documents about the property. Compare the title, plan, notices, planning information and outgoings with what you were told at the inspection. Consumer Affairs Victoria recommends having your own legal practitioner or conveyancer check both the statement and contract. Read Consumer Affairs Victoria’s contract and Section 32 guidance.
Check every owners corporation
An apartment can belong to more than one owners corporation. Read each certificate and its attachments, then add the relevant fees together. Look for proposed works, fee increases, special levies, debts, disputes and legal claims. Certificates can become out of date, so ask whether more recent records are available. Learn about multiple owners corporations.
Read the minutes and rules
The annual general meeting minutes and other available records can reveal planned repairs, defects, cladding questions, insurance changes and spending decisions. The rules can affect pets, renovations, parking and use of common property. A matter that is only being investigated should not be treated as resolved. See what owners corporation records can contain.
Look at insurance dates and limits
Check the policy period, insured amounts, excesses and any exclusions or pending claims. If the attached certificate has expired, request current evidence. Owners corporation insurance may not cover everything within a private lot, so ask what cover applies to fixtures, improvements and your own belongings. Read the Victorian owners corporation insurance guidance.
A worked example: follow two document clues
Fictional apartment and documents, used to show how a buyer might turn a finding into a question. They are not a substitute for reviewing the actual contract.
| Where to look | Illustrative finding | Question to take to your conveyancer |
|---|---|---|
| Listing and contract particulars | The listing mentions a car space, but the contract identifies only the apartment lot. | What document establishes the buyer's right to use or own the car space? |
| Title, plan and owners corporation records | A parking bay is marked on the plan; its legal status is not clear from the listing. | Does the title or another document confirm the right, and are there restrictions? |
| Insurance attachment | The attached certificate's policy period has ended. | Can we obtain current insurance evidence and check relevant limits, excesses and exclusions? |
The point is to trace each claim back to its source. A summary can flag the car space and policy date, but the answer depends on the current documents and professional review.
Use a summary as a starting point
If you are comparing several apartments, ContractSnap reviews a contract of sale PDF and presents a snapshot with key findings and detailed topics. It can miss or misinterpret material, so return to the original documents and discuss important questions with your conveyancer or solicitor.
General information for Victorian apartment buyers. This guide is not legal, financial or insurance advice. Documents and circumstances differ; ask your own conveyancer, solicitor or other qualified adviser to check the contract before you sign.