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A Guide To Your Real Estate Sale


The following information is provided to help your sale proceed with maximum efficiency and by the due date for settlement.  Please read it carefully since it may answer many questions that you might have concerning your transaction.  While every effort has been made for the guide to be as comprehensive as possible, we strongly recommend that you contact us, should you have any specific questions concerning matters not covered by the guide or any other matters relating to your particular transaction.

Your Rights

You have a right to have your Conveyancer act in your best interest at all times.  These rights are detailed in the Appointment to Act (Form 1) document and, where applicable, the Disclosure of Interest document (Form 2).

Your Obligations

You have an obligation to bring to your Conveyancer’s attention any matters that you think may affect your interests in the transaction.  This is especially important where the Conveyancer prepares financial information on your behalf, which you think is incorrect, or where you intend to vary the settlement date or give early possession of the property.



  • It is important that you attend to any requests for signing of documents as early as possible and return them quickly, particularly when the time frame for settlement is short or the mail is likely to take longer than the standard one business day.
  • Take prompt action in attending to any special conditions on the Offer and Acceptance contract, which have either been stipulated or you may need to satisfy.
  • If you plan to be away during the period leading up to settlement, please contact us to make sure any necessary documents have been signed and let us have alternate contact details. For example the Transfer of Land cannot be faxed or e-mailed but many other authorities do not need original signatures.


Discharge of Mortgage

If there is a Mortgage currently registered on the property, then you should contact your bank or financial institution as soon as possible and take whatever action is necessary to make sure that they are ready with documents to discharge the mortgage by the settlement date.  In most cases, you will be required to sign an “Authority to Discharge” form for your bank or financial institution and you should therefore attend to this without delay.  In cases where you are only “partially” paying out the debt, the discharge process may take even longer, especially if a valuation is required on the remaining security property/ies.


Special Conditions

If there are any special conditions on the Offer and Acceptance contract which you as the Seller are required to satisfy, please arrange to take whatever steps necessary to make sure that they are satisfied by the date required in the contract.



We will forward the Transfer of Land document to you for signing once it has been signed by the Buyer.  Please ensure that the document is signed and witnessed as instructed and returned to us promptly to avoid any delays with settlement.  This is particularly important if the time frame for settlement is short or the mail is likely to take longer than the standard one business day.


Certificate of Title

If the property is currently mortgaged, your bank or financial institution will hold the duplicate Certificate of Title (if one is in existence).  If YOU hold the Certificate of Title yourself, we will require you to forward or deliver the Title to our office prior to settlement.  Please note that if you are posting the Title, ensure that it is sent by Registered Mail only for security reasons.  Once received, we will issue you with a receipt for the Title and this will be held by us and handed to the Buyer’s representative at settlement, in exchange for the correct balance of purchase price.


Settlement Statement

We will provide you with an initial settlement statement that will show the amounts payable by you in respect to the real estate agent’s selling fee and advertising costs (if applicable), settlement fees and other disbursements.  The statement will either apportion the current year’s rates and taxes or include an amount to be held in trust pending receipt of the relevant details.  After settlement, we will provide you with a final statement setting out the full disbursement of the sale proceeds including any adjustment of rates and taxes.


Rates & Taxes

If you receive any account for payment of water rates,  local government shire rates, land tax or strata levies (if applicable) during the period leading up to settlement, please forward the accounts to us so that we can apportion them and ensure that payment is made following settlement.  If the due date for payment is a date prior to settlement, you may wish to call this office to discuss the situation with interest payable on the account for later payment.  If you receive any accounts for any rates and taxes soon after the settlement date, please contact us before making payment, as the payment may already have been made at settlement.  If the property has a water meter, an amount of funds will normally be held back from the sale proceeds to cover any final water usage to settlement date.

Home Indemnity Insurance

If a building license was issued since 1 February 1997 for a dwelling or improvements to the value or $12,000.00 or over, the Builder must take out home indemnity insurance in the name of the home owner. This amount has increased to $20,000 since 1 July 2007. If this situation applies to you, please let us have a copy of the insurance policy or details of the policy so that we can show to the Buyer that the insurance is in place.  Home Indemnity Insurance is also required to be taken out by an OWNER BUILDER if they wish to sell the property within 7 years of issue of the building license and this must be taken out prior to signing of a Contract for the sale of the property.  Owner Builders must also receive Ministerial approval if they sell within 3 years of building.


Moving Out

After settlement, please make sure that any keys, remote control devices etc are handed to the real estate agent so that the Buyer can collect them.  If the property is your usual place of residence, you are entitled to stay in possession (i.e., occupy the property) until 12.00 noon the day following settlement.  If the property is sold with “vacant possession” to the Buyer and there are person/s other than yourself occupying the property, please ensure that they are aware of the time and date of settlement as they will need to have fully vacated the property by that time.


Please provide us with your forwarding address in the event that we need to contact you following settlement.


Things you should do

  • We can not make arrangements to discontinue power, gas or telephone services to the property and you should therefore make your own arrangements in that regard. Please try and call these service providers approx one week prior to settlement to ensure that they have sufficient time to arrange final meter readings on the date you require them.  We will notify the local council and the Water Corporation of the change of ownership and will arrange for the water meter to be read as close as possible to settlement date.


  • The property continues to be at your risk, as far as insurance is concerned, until the date of settlement or the date of possession (i.e., the date on which the Buyer takes the keys and commences occupation of the property), whichever is the earlier date. We can not make arrangements to transfer or cancel any insurance policies either or building or contents and you should contact your insurer to make necessary arrangements.  If you pay a proportion of an insurance premium on a strata titled property which is not included in a regular strata levy contribution, could you please forward details of the insurance and the amount paid by you to us so that we may attend to any necessary adjustment of the premium between you and the Buyer.


  • Remember to notify anyone with whom you are in regular contact, of your new address and contact details.


  • It is advisable to make arrangements with Australia Post for re-direction of your mail, if your address is changing after settlement.


  • You may wish to obtain quotes and book a removalist prior to the settlement date. Make sure that you are regularly in touch with us so that we can inform you if there is likely to be any delay in settlement.


Either you or the buyer may delay settlement for up to three business days after the due date, so, unfortunately, the contracted date is not assured.


If you have any queries or concerns in relation to any aspect of your transaction, please contact us without delay.







Checklist & Guide For Moving to a New Home

If there’s ever a time to embrace a comprehensive checklist, it’s when moving house.

The daunting process of shifting homes – whether to the next suburb or another state – can be streamlined by using a detailed checklist and timeline.

Six weeks until moving day

  • Start a file for moving documents.
  • Book removalist.
  • Research insurance.
  • Create a floor plan of new property and plan placement of furniture.
  • Assess current furniture and arrange to sell items not required at new place.
  • Plan packing. Discuss needs with removalist.
  • Organise delivery of boxes.
  • Organise moving supplies, such as tape, labels, markers etc.

Two weeks until moving day

  • Check the garden, garage, shed and under house for items to be packed, thrown away etc.
  • Hold a garage sale or speak to removalist about getting rid of unwanted items.
  • Use up all frozen food, unless moving locally.
  • Dispose of garden chemicals, paints, fuel and other flammable items, as suggested by supplier.
  • Get BBQ cylinders professionally purged.
  • Make arrangements to have pets looked after for at least two days before move. If moving interstate, book a pet transporter.
  • Ensure pets are vaccinated.
  • Arrange school and childcare transfers.
  • If a DIY move, start packing.
  • Label every carton and identify by room and keep a separate list of contents.
  • Notify family, friends and businesses of change of address.
  • If any furniture needs to be dismantled before move, begin to do it this week. Put all bolts and screws and other small attachments into a small self-sealing bag and tape to the base of the item or label clearly and put all in one box.
  • If travelling any distance by car on moving day, ensure it’s checked.
  • Arrange telephone, electricity, gas and water supplies for new property.
  • Return library items and things borrowed from friends.
  • If moving a boat or trailer, ensure all items inside are secured.
  • Buy a street directory of the new city or town, if required.

One week until moving day

  • Arrange mail redirection.
  • Cancel and re-arrange newspapers and any other deliveries.
  • Re-confirm travel arrangements for vehicles and care for pets.
  • Make a list of things to do on moving day.
  • If moving a waterbed, prepare as per manufacturers’ directions.
  • Remove batteries from battery-powered items going into storage.
  • If taking any light fittings, arrange with electrician for disconnection.
  • Drain fuel from lawn mower and empty other containers.
  • Check cut-off or final reading dates for electricity, water, phone and gas.
  • Collect anything being repaired or on loan to friends and family.

Two days until moving day

  • Arrange necessary finances for payments on moving day.
  • If travelling by car, check oil, water and tyres.
  • Pack luggage or items needed immediately after moving.
  • Collect dry cleaning.
  • Do the laundry; fold, and pack.
  • Dispose of remaining chemicals, flammables and garbage. Do not tip poisons down the drain.
  • Ensure all jars, bottles and cans containing non-flammable liquids are tightly sealed and packed in waterproof containers or plastic bags.
  • If keeping blinds or curtains, take these down now and pack.
  • Finish packing. Ensure all items are on inventory and each box is numbered and matches inventory.

Day before move

  • Be ready for professional packers to arrive. This is normally done the day before the move.
  • Defrost and clean out fridge and freezer. Check with manufacturer if the fridge motor needs to be specially secured.
  • Dispose of food that is open or will go off soon.
  • Wash and dry all dishes ready for packing.
  • Clean out medicine cabinet and dispose of unwanted drugs.
  • Check all drawers and remove items that are heavy, breakable or hold liquid.
  • Prepare washing machine according to manufacturers’ directions.
  • Leave forwarding address and contact number for new owners.
  • Notify the police and neighbours if the property being vacated will be empty for long period.

Moving day

  • Ensure removalist knows where parking is available at new property.
  • Walk around the house with the removalist, explaining what needs to be done and what will be needed first, so they can pack these items last.
  • Pack a survival kit with toiletries, tea, coffee, milk, water, personal items, first aid kit, spare clothing, tea towels and other dish cleaning equipment.
  • Ensure pets are confined and keep children out of removalists’ way.
  • Collect all house keys.
  • Make a final check of all cupboards, cabinets and storage areas to make sure nothing has been left behind.
  • Make a final check in all sheds and the garden area.
  • Before the removalist leaves, walk around and check all areas.
  • Turn off the power to the house, tighten all taps and make sure gas and all electrical switches are off.
  • Lock all doors and windows.