What Does a Conveyancer Do?

What is the role of a conveyancer?

A conveyancer's role is to make sure the legal transfer of a property is done correctly and on time, and that your interests are protected along the way. For a buyer that means getting clear title to the property you agreed to buy. For a seller it means getting paid in full and handing over title cleanly.

Their core responsibilities are the same in every state:

• Contracts: preparing or reviewing the contract of sale and explaining what you are agreeing to.
• Due diligence: searching the title and getting certificates from council, water and other authorities.
• Deadlines: tracking every date in the contract, such as finance approval and cooling-off.
• Money: working out who owes what at settlement, holding funds in a trust account where needed, and arranging transfer duty.
• Settlement and registration: completing settlement with the other side and the lenders, then lodging the transfer with the land registry.

This page explains the job in detail. If you want the basics first, such as what the word means and who can be a conveyancer in each state, start with what is a conveyancer.

What does a conveyancer do when you buy a property?

When you buy, your conveyancer works through the steps below. The exact order shifts a little between states and between private sales and auctions, but the work is the same.

1. Review the contract before you sign. They read the contract of sale and the seller's disclosure documents, flag risks, explain special conditions and the cooling-off rules, and suggest changes while you can still negotiate. Our contract review checklist shows what gets checked.
2. Explain the deposit and exchange. They confirm how much deposit is due, when, and who will hold it, and make sure you understand that the contract usually binds you once it is exchanged or the cooling-off period ends.
3. Order searches and certificates. They search the title and plan, and order council, water, land tax, strata and planning information so nothing about the property surprises you later.
4. Track conditions and deadlines. They diarise the finance date, building and pest condition and any other special conditions, and warn you before each one falls due so you do not lose a right by missing a date.
5. Work with your lender. They send the lender what it needs, check the mortgage documents and confirm the lender is ready to settle on the agreed day.
6. Arrange transfer duty and concessions. They calculate the transfer duty (stamp duty), apply for any first home buyer or other concession you qualify for, and arrange payment to the state revenue office. Our stamp duty guide covers each state.
7. Verify your identity and prepare the transfer. They verify your identity, have you sign a client authorisation, and prepare the transfer and other documents in the electronic settlement workspace.
8. Calculate the settlement figures. They adjust council rates, water charges and strata levies between you and the seller, prepare a settlement statement, and tell you exactly how much you need to contribute.
9. Settle and register the transfer. On settlement day the money and documents are exchanged, the transfer is lodged with the land registry, and they tell the agent to release the keys. Read what happens at settlement for the detail.

After settlement they notify council and the water authority of the change of ownership and send you a final statement. Before settlement you should also do a final inspection of the property yourself.

What does a conveyancer do when you sell?

A seller's conveyancer does most of their work before and just after the property goes on the market, then again in the weeks before settlement. Their tasks typically include:

• Preparing the contract and disclosure documents. Each state sets what a seller must disclose, such as the Section 32 vendor statement in Victoria or the Form 1 vendor's statement in South Australia. Our guide to disclosure requirements by state lists them.
• Answering the buyer's side. Responding to questions, requests and proposed changes to the contract.
• Getting a clearance certificate. For contracts signed since 1 January 2025, Australian resident sellers need an ATO clearance certificate whatever the price, apart from a few limited exceptions. Without one, the buyer must withhold part of the price at settlement.
• Discharging your mortgage. Arranging for your lender to release its mortgage at settlement.
• Calculating adjustments. Working out the rates, water and levies the buyer must reimburse.
• Settling and paying out. Making sure the mortgage, agent's commission and other agreed amounts are paid from the proceeds and the balance reaches your account.

ConveyDirect's sale conveyancing is quoted at a fixed fee, with no sale, no fee.

Buyer's conveyancer vs seller's conveyancer

Both sides have a conveyancer because their interests pull in opposite directions. Here is how the work splits at each stage.

What does a conveyancing clerk do?

A conveyancing clerk is a staff member who does day-to-day conveyancing tasks under the supervision of a licensed conveyancer or a solicitor. They often order searches, prepare documents, chase the other side and keep you updated, but the supervising practitioner remains responsible for the file.

In Queensland, where conveyancing is done by solicitors, much of the routine work is handled by conveyancing clerks working under a solicitor. In NSW, a conveyancer holding a restricted licence can only do some work under the supervision of a fully licensed conveyancer or a solicitor. If a clerk is running your matter, it is reasonable to ask who the supervising practitioner is.

Does a conveyancer's job change from state to state?

The core job is the same everywhere, but the names, documents and rules change with the state the property is in:

• Western Australia: the work is done by licensed settlement agents, who are not permitted to give legal advice and must refer you to a lawyer when you need one. See settlement agents in WA.
• South Australia: registered conveyancers do the work, and the seller's conveyancer prepares the Form 1 vendor's statement.
• Queensland and the ACT: conveyancing is done by solicitors, with clerks under their supervision.

Timeframes also differ by state and by contract. Our guide to how long conveyancing takes sets out typical timelines.

Where a conveyancer's job ends

A conveyancer looks after the legal transfer, not every part of the purchase. Other professionals cover the rest:

A good conveyancer will tell you when something needs one of these people, for example by making the contract subject to a satisfactory building inspection.

When should you bring in a conveyancer?

As early as possible. Buyers get the most value before signing or bidding, when the contract can still be changed. Sellers need one before listing, because the contract and disclosure documents must be ready before the property is marketed.

ConveyDirect gives fixed-fee quotes in all states and territories, responds within two business hours and includes a free contract review when you buy. See purchase conveyancing, or compare typical prices in our guide to conveyancer fees.

Frequently asked questions

This guide is general information, not legal or financial advice. Rules, fees and timeframes change and differ between states, so confirm your own situation with a licensed conveyancer, settlement agent or solicitor.