Section 32 vendor statements, checked line by line
Every disclosure duty in the Sale of Land Act — financial, insurance, permits, owners corporation, planning, GAIC, services and title — checked against the statement the vendor actually served.
The problem with checking a Section 32 by hand
The Section 32 is where a Victorian sale is won or lost. The Sale of Land Act puts the disclosure duty on the vendor, and a statement that is missing a required disclosure can expose the contract to rescission right up to settlement. But checking one properly means walking every duty — rates and outgoings, insurance, building permits, owner-builder warranty insurance, notices, GAIC, services, planning and title — against a statement that arrives in a different order, in a different format, from every vendor's solicitor.
On a busy desk that check gets compressed. The statement looks complete, the certificates look attached, and the one missing owners corporation certificate or undisclosed GAIC liability surfaces weeks later — as your problem.
How Torri checks a Section 32
- 1
Walk every disclosure duty
The statement is checked section by section against the Sale of Land Act duties — each one marked present, incomplete or not applicable to this property, with the evidence quoted.
- 2
Name what's missing
A missing disclosure is reported by name, with the reason it is required for this property and the practical impact of its absence — so the rectification request you send is specific.
- 3
Hand it to the report
The compliance check and the missing-disclosure list flow straight into the review, ready for the client report under your firm's name.
Built for Victorian conveyancing
Torri knows the disclosures change with the property. An owners corporation lot needs a current OC certificate; land inside the growth areas contribution boundary needs the GAIC position; a home owner-builder renovated within the past seven years needs the warranty insurance. The checklist applies the duties that fit the property in front of you — and because Victorian contracts routinely arrive as one combined PDF, the contract of sale and the Section 32 inside a single file are recognised and reviewed together as one matter.
Where it fits your review
The Section 32 check is the slowest, least forgiving part of the first read — so this is where the time comes back. Torri does the walk-through and the draft findings; you bring the judgement on what a defect means for your client and how hard to press for rectification. The statement is always one click away, and you sign the report.
Questions, answered
What does Torri check in a Section 32?
The statement is checked section by section against the vendor disclosure duties in the Sale of Land Act 1962 — rates and outgoings, insurance, building permits in the past seven years, owner-builder warranty insurance, notices, GAIC, services, planning and title — and each one is marked present, incomplete or missing.
How are missing disclosures reported?
By name, with the reason the disclosure is required for this property and the practical impact of its absence — so the request you send the vendor's side is specific, not a generic list of certificates.
The contract and Section 32 arrived as one PDF — is that a problem?
No. Victorian contracts routinely arrive as a single combined bundle. Torri recognises the contract of sale and the Section 32 inside one file and reviews them together as one matter.
See it on your next contract.
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