How to Choose a Good Conveyancer

Introduction

Your conveyancer is one of the most important professionals on your home-buying team. While real estate agents focus on selling you a property, and building inspectors focus on its condition, your conveyancer focuses on protecting your legal interests and ensuring the transaction happens smoothly.

Yet many first home buyers treat conveyancer selection like an afterthought—taking a recommendation from their mortgage broker or simply choosing the cheapest option. This can be costly. A poor conveyancer might miss critical issues, leave you exposed to legal problems, or provide communication so vague you don't understand what's happening with your purchase.

This guide explains what a conveyancer does, how to evaluate whether yours is any good, and the red flags that should make you reconsider your choice.

What Does a Conveyancer Do?

A conveyancer is a licensed legal professional who handles the legal side of property purchases. Their job is to:

• Review contracts of sale and vendor statements (Section 32 in Victoria, Form 1 in South Australia, etc.)
• Identify issues or unfavorable clauses
• Explain what you're signing and what it means
• Conduct property searches and checks
• Arrange settlement
• Handle the transfer of ownership
• Protect your legal interests throughout the process

In short: while the real estate agent sells you the property, your conveyancer makes sure the deal is legal, safe, and done correctly.

When Should You Choose Your Conveyancer?

Ideally: Before You Make an Offer

The best approach is to arrange a conveyancer before you start seriously house hunting. Why? Because:

• You'll have them ready to review contracts immediately
• You won't feel rushed into choosing one
• You can get vendor statement reviews BEFORE making an offer
• You understand your legal position before committing financially

Realistically: As Soon as You Get Pre-Approval

Once you've received mortgage pre-approval, start researching and booking a conveyancer. Don't wait until after you've made an offer—by then, time pressure can force poor decisions.

How to Find a Qualified Conveyancer

Check Registration and Credentials

Conveyancers are regulated by state-based authorities. Before choosing one, verify:

• They're registered/licensed in your state
• Their credentials are current
• They have professional indemnity insurance
• They're a member of professional bodies

How to verify by state:

• NSW: Check Law Society of NSW or Legal Services Board
• Victoria: Check Law Institute of Victoria
• Queensland: Check Queensland Law Society
• WA: Check Law Society of Western Australia
• SA: Check Law Society of South Australia
• ACT: Check ACT Law Society
• NT: Check Law Society of Northern Territory
• Tasmania: Check Law Society of Tasmania

Read Reviews from Real Clients

Look for reviews on:

• Google Business reviews
• Trustpilot
• Legal directories
• Real estate community forums

Pay attention to what clients say about:

• Communication responsiveness
• Clarity of explanations
• Value for money
• Whether they answered questions thoroughly

Get Recommendations (But Verify Them)

Mortgage brokers often recommend conveyancers they work with regularly. While these recommendations can be useful, don't accept them blindly. Still:

• Ask why they recommend this conveyancer
• Check reviews independently
• Contact a few options before deciding
• Remember: your interests may differ from your broker's

Ask About Experience with Your Property Type

Different property types have different legal complexities:

• Houses: Relatively straightforward
• Apartments/units: More complex (strata/body corporate requirements)
• Off-the-plan: Different contractual issues
• Auctions: Different cooling-off rules
• Regional/rural: May have different title requirements

Ask potential conveyancers about their experience with your specific property type.

Red Flags: Signs of a Poor Conveyancer

Red Flag #1: Limited Communication

The problem: Your conveyancer offers only a 15-minute phone call with no written summary.

Why this is concerning: Property law is complex. A 15-minute phone conversation may not be sufficient to explain all the details or for you to ask all your questions. By the time you've understood the first issue, you're out of time.

What to do: Request written summaries of important information. A good conveyancer will provide:

• Written explanation of key contract clauses
• Summary of searches and what they revealed
• Explanation of any unusual conditions
• Timeline of what happens next

Red Flag #2: Vague or Dismissive Explanations

The problem: When you ask about something in the contract, they say "don't worry about it" or "it's standard" without explaining why.

Why this is concerning: Some clauses ARE standard, but that doesn't mean they're in your favor. You need to understand what you're signing.

Example red flag: A conveyancer who doesn't want to discuss a clause that allows the seller to spend your deposit before settlement—which was flagged by a first home buyer as a potential issue.

What to do: If they won't explain something clearly, ask them to put it in writing. If they still won't engage, find a different conveyancer.

Red Flag #3: Slow or Unresponsive Communication

The problem: You send emails and don't get responses for days. They're hard to reach during the crucial cooling-off period.

Why this is concerning: Property purchases move fast. Your cooling-off period varies by state (2-5 days), but in all cases, it passes quickly. A conveyancer who takes a week to respond will miss your deadlines.

What to do: During your first contact, test their responsiveness. Send a question and see how quickly they reply. If it takes days, consider someone else.

Red Flag #4: Charging Excessive Hidden Fees

The problem: You're quoted $X, but then there are endless additional fees for searches, transfers, settlements, etc.

Why this is concerning: Unexpected costs blow your budget and suggest lack of transparency.

What to do: Ask for a detailed quote that includes:

• Conveyancing fee
• Search fees (title, rates, planning)
• Transfer fees
• Registration fees
• Any other anticipated costs

Get this in writing before engaging them.

Red Flag #5: Pressure to Waive Cooling-Off Rights

The problem: Your conveyancer suggests waiving your cooling-off period to make your offer more attractive to the seller.

Why this is concerning: Cooling-off rights are your safety net. Waiving them removes your legal protection and makes sense only in rare circumstances.

What to do: A good conveyancer will explain the risks of waiving cooling-off before you sign anything. They should warn you, not encourage you.

What to Look For: Signs of a Good Conveyancer

Green Flag #1: Clear, Written Communication

A good conveyancer:

• Explains things in plain language, not legal jargon
• Provides written summaries of important information
• Answers questions promptly
• Doesn't make you feel rushed
• Explains WHY something matters, not just WHAT it is

Green Flag #2: Thorough Contract Review

Before you sign, a good conveyancer will:

• Review the contract AND the vendor statement
• Point out unusual clauses
• Explain what's in your favor and what isn't
• Highlight anything that needs negotiation
• Explain your rights and obligations

Green Flag #3: Proactive Problem Identification

A good conveyancer catches issues early:

• Flags missing documents
• Identifies unusual conditions
• Recommends searches beyond the basics
• For apartments: carefully reviews strata/body corporate reports and financial records
• For units: checks if there are planned works or special levies that affect you

Green Flag #4: Reasonable, Transparent Pricing

A good conveyancer:

• Quotes a fixed fee covering standard services
• Explains what's included and what isn't
• Doesn't hide costs
• Offers value for money
• Can explain why they charge what they do

Green Flag #5: Professional, Accessible

A good conveyancer:

• Has proper credentials and insurance
• Is responsive during business hours
• Returns calls and emails within 24 hours
• Is organized and on top of deadlines
• Treats your property purchase like it matters

Questions to Ask a Potential Conveyancer

About Their Service

1. How quickly can you review a contract once I have one?
2. What happens if I need urgent advice outside business hours?
3. Will I work with you directly, or will someone else handle my file?
4. Do you handle all settlement arrangements, or will I need to coordinate with lenders?
5. What's included in your fee? What costs extra?

About Their Experience

1. How many first home buyer conveyances have you handled?
2. Have you worked with apartment/off-the-plan/auction properties before?
3. What's the most common issue you find in contracts?
4. What's the weirdest or most problematic clause you've seen?

About Communication

1. What's your response time for emails and calls?
2. Will you provide a written summary of key points in the contract?
3. Can we have a phone call to discuss the contract, not just email?
4. Are you available during my cooling-off period?

About Their Approach

1. What searches do you recommend beyond the basics?
2. For a unit: do you review body corporate reports thoroughly?
3. What happens if you identify something problematic?
4. If I want to renegotiate something, will you help me?
5. Have you ever advised clients NOT to proceed with a purchase? (Good sign if yes)

Conveyancer Costs and What's Included

Typical Price Range

Conveyancing fees vary significantly by state and property type:

• NSW: $400-$1,000 (residential)
• Victoria: $300-$800
• Queensland: $350-$900
• WA: $400-$1,000
• SA: $300-$700
• ACT: $350-$850
• NT: $400-$950
• Tasmania: $300-$750

Fees depend on:

• Your location (Sydney/Melbourne more expensive)
• Property price (some scale with purchase price)
• Property complexity (apartments cost more than houses)
• Whether it's straightforward or has complications
• Whether you're doing unlimited review vs. basic review

What's Usually Included

Basic conveyancing services typically include:

• Contract review
• Vendor statement review
• Legal advice
• Standard searches (title, rates, planning)
• Settlement arrangements
• Dealing with lenders

What Usually Costs Extra

• Additional searches beyond standard ones
• Body corporate/strata report reviews (sometimes)
• Specialist advice (building issues, planning matters)
• Amendments to standard contract terms
• Certificates of title
• Special conditions research

How to Get Best Value

1. Get fixed fees: Avoid hourly rates where possible
2. Ask what's included: Get it in writing
3. Compare 2-3 providers: Don't just take the first recommendation
4. Remember cost isn't everything: Cheapest conveyancer might be poor value if they miss issues

Special Considerations for Apartments/Units

If you're buying an apartment or unit, your conveyancer's job is more complex. They should:

• Review the body corporate/strata report thoroughly
• Check the owners corporation's financial records
• Identify planned maintenance and special levies
• Explain what the body corporate fee includes
• Review the 10-year maintenance plan (where applicable)
• Flag any governance issues

This is critical because strata issues can significantly impact your ongoing costs and enjoyment of the property. A good conveyancer will catch problems here.

State-Specific Conveyancing Notes

New South Wales

• Section 66W Certificate: Can waive cooling-off (risky!)
• 5-day cooling-off: Provides good window for review
• Dual agency disclosures: Watch for potential conflicts
• Conveyancers must be licensed: Credentials important

Victoria

• Section 32 Vendor Statement: Must be reviewed carefully
• 3-day cooling-off: Very tight - conveyancer must work fast
• Body corporate checks for units: Very thorough needed
• Licensed conveyancers required: Check credentials

Queensland

• REIQ Contracts standard: Conveyancer familiar with these is important
• 5-day cooling-off: Good window for review
• Pre-auction inspection clauses: Common in standard contracts
• Licensed conveyancers preferred: Though not mandatory

Western Australia

• No cooling-off: Conveyancer should ensure one is in contract
• Limited strata/body corporate regulation: Thorough conveyancer review essential
• Torrens title system: Conveyancer must understand WA title system
• Check professional affiliations: Since no mandatory licensing

South Australia

• Form 1 Vendor Statement: Conveyancer reviews this
• 2-day cooling-off: Fastest in Australia - conveyancer must be very responsive
• Body corporate checks: Important for unit properties
• Licensed conveyancers: Verify credentials

Australian Capital Territory

• 5-day cooling-off: Good review window
• ACT-specific contracts: Conveyancer should be familiar
• Professional body memberships: Verify credentials
• Thorough searches: ACT has specific requirements

Northern Territory

• 4-day cooling-off (conditional): Conveyancer must explain timing
• No penalty for cool-off: Different than southern states
• High termite risk properties: Conveyancer should flag this
• Professional standards: Check for memberships and experience

Tasmania

• No cooling-off period: Conveyancer should explain implications
• Pre-contract review essential: Since no safety net
• Limited conveyancer availability: May need to plan ahead
• Professional standards: Check credentials and experience

The Conveyancing Timeline

Before You Make an Offer

• Contact conveyancer
• Discuss your property search
• Get fee estimate
• Understand state-specific requirements

After Offer Accepted

• Send contract and vendor statement immediately
• Conveyancer reviews within 24-48 hours
• You discuss findings
• You decide whether to proceed, negotiate, or withdraw

During Cooling-Off Period

• Conveyancer handles searches
• Identifies any issues
• Keeps you updated
• Helps with any renegotiations

Before Settlement

• Conveyancer confirms all details
• Arranges settlement with lender and seller's conveyancer
• Handles financial transfers
• Arranges transfer of ownership

Your Conveyancer Evaluation Checklist

When First Contact:

• Do they respond quickly?
• Do they explain things clearly?
• Are they interested in YOUR situation, not just taking your money?

After Receiving Quote:

• Is the fee reasonable for your area/property type?
• Is it fixed or hourly?
• What's included and what costs extra?

After Contract Review:

• Did they provide written summary?
• Were explanations clear?
• Did they identify potential issues?
• Did you understand what you're signing?

Throughout Cooling-Off Period:

• Are they responsive?
• Do they keep you updated?
• Do they answer your questions without making you feel rushed?

Key Takeaways

• Choose early: Find a conveyancer before you need one
• Verify credentials: Check they're registered and licensed in your state
• Test responsiveness: See how quickly they respond to initial contact
• Get it in writing: Written explanations matter more than verbal promises
• Understand your contract: A good conveyancer will explain everything
• Watch for red flags: Vague responses, slow communication, hidden fees
• Pay reasonable fees: Don't choose based on price alone
• Trust your instinct: If something feels off, it probably is
• Know your state's rules: Conveyancing processes vary by state

Your conveyancer is your legal protector in what's likely your largest financial transaction. Choosing carefully is worth the effort.

Next Steps

1. Research conveyancers in your area (before you need one)
2. Check their credentials and read reviews
3. Contact 2-3 options with your questions
4. Compare their responses and fees
5. Make a decision before you start seriously house hunting
6. When your offer is accepted, send them the contract immediately

Ready to understand contract reviews and vendor statements? Read our complete guide to understanding vendor statements and contracts, or check out your cooling-off rights and the complete first home buyer checklist.