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How Long Does Sec 32 Last? (S32 Sale of Land Act Explained)
If you are buying or selling property in Victoria, Australia, you will almost certainly hear about a Section 32 (S32). Understanding how long does Sec 32 last, what the S32 Sale of Land Act requires, and seeing a Section 32 example can help you avoid costly legal mistakes. Always check these dates carefully, as they directly impact your eligibility for the cooling-off period.
This guide explains everything in clear, simple terms—whether you’re a first‑home buyer, investor, or seller.
What Is a Section 32 (S32)?
A Section 32, commonly called a Vendor’s Statement, is a legal document required under the Sale of Land Act 1962 (Vic). It must be provided by the seller to a buyer before a contract of sale is signed.
The purpose of the Section 32 is to disclose important information about the property so the buyer can make an informed decision.
How Long Does a Section 32 Last?
There is no fixed expiry date for a Section 32 under Victorian law. However, a Section 32 is only valid as long as the information in it remains accurate and up to date.
Key points about Section 32 validity:
A Section 32 can become outdated within weeks or months
Any change in property details requires an updated Section 32
Buyers may legally withdraw from the contract if the Section 32 is inaccurate or misleading
Common reasons a Section 32 becomes invalid:
- New council rates or land tax issued
- Changes to zoning or planning overlays
- Expired certificates or searches
- Errors in title details or easements
Best practice: Sellers should update the Section 32 before re-listing or if a sale is delayed for several months.
Section 32 Sale of Land Act: Legal Requirements
Under the S32 Sale of Land Act, the seller must disclose specific information, including:
Title details and any encumbrances
Easements, covenants, or restrictions
Zoning and planning information
Outgoings (rates, owners corporation fees)
Building permits issued in the last 7 years
Services connected to the property
Failure to comply with the Sale of Land Act Section 32 may give the buyer the right to:
- Rescind (cancel) the contract
- Claim compensation
- Delay settlement
Section 32 Example (Simple Overview)
Below is a simplified Section 32 example to help you understand what it typically includes:
Example: Section 32 Vendor Statement
Property Address: 10 Sample Street, Melbourne VIC 3000
Title Details: Lot 1 on Title Plan 123456
Encumbrances: Drainage easement along rear boundary
Zoning: General Residential Zone (GRZ1)
Council Rates: $2,100 per annum
Owners Corporation: Yes – $1,200 per year
Services: Water, electricity, sewerage, gas connected
This information must be accurate at the time it is provided to the buyer.
Who Prepares the Section 32?
A Section 32 is usually prepared by:
A licensed conveyancer, or
A property lawyer
While sellers can technically prepare it themselves, mistakes are common and can lead to contract termination or legal disputes.
Can a Buyer Cancel a Contract Due to Section 32 Issues?
Yes. A buyer may rescind the contract if:
The Section 32 was not provided before signing
Required disclosures were missing
Information was false, misleading, or outdated
This is why ensuring the Section 32 is current and compliant is critical.
Final Thoughts
Understanding how long a Section 32 lasts, the requirements under the S32 Sale of Land Act, and reviewing a clear Section 32 example can protect both buyers and sellers.
For sellers, an up‑to‑date Section 32 reduces legal risk. For buyers, reviewing it carefully helps avoid unpleasant surprises after purchase.
If you are unsure about your Section 32, consulting a qualified conveyancer or property lawyer is always recommended.
For specific advice on vendor statement validity in regional markets like Ballarat and Shepparton, our local teams can assist.