A sales campaign can lose momentum when the legal documents are not ready. In Victoria, the Section 32 statement is one of the most important documents in the process, and sellers should not treat it as something to assemble after buyers start asking questions.

Consumer Affairs Victoria explains that before a property is sold, the seller must give the buyer a Section 32 statement. The document is usually prepared by a legal practitioner or conveyancer, and it contains information about the property’s title and matters affecting the land.

The Section 32 can include details such as mortgages, covenants, easements, zoning, outgoings such as rates, and whether the property is located in a bushfire-prone area. For apartments, units or townhouses, owners corporation information may also need to be included. These details help buyers and their advisers understand what is being purchased.

Having the Section 32 ready before launch gives buyers confidence. Serious buyers often want their conveyancer or solicitor to review the documents before making an offer or bidding at auction. If the documents are delayed, buyers may hesitate, miss internal deadlines or shift attention to another property.

Accuracy is essential. A Section 32 is a legal disclosure document, not marketing material. Consumer Affairs Victoria warns that if it contains incorrect or insufficient information, a buyer may be able to withdraw from the sale or take legal action. Sellers should answer their conveyancer’s questions carefully and provide requested information promptly.

The timing matters even more for auction campaigns. Buyers usually need to complete legal review before auction day because auction contracts are generally unconditional. A late Section 32 can reduce bidder confidence, particularly if a buyer’s adviser has limited time to review it.

Sellers should also check whether any property changes need documentation. Renovations, permits, easements, services, notices, owners corporation matters or title details can all raise questions. It is better to identify issues before photography than during negotiation.

A prepared Section 32 does not guarantee a sale, but it removes avoidable friction. It tells buyers the campaign is organised and gives them the information they need to act. In a market where buyers compare options carefully, that confidence can matter.