What a conveyancer actually does
Conveyancing is the legal process of preparing, checking and lodging the documents that transfer ownership of a property from one party to another. It runs alongside your finance, not behind it, and the two need to settle on the same day. A conveyancer (or a solicitor) carries that work for both the buyer and the seller. You can do it yourself, but as we'll come to, that is rarely the path worth taking.
The role is more than paperwork. A good conveyancer is the person making sure the title is clean, the contract protects you, the funds move correctly, and settlement happens without a surprise that derails the loan. When finance and conveyancing are coordinated, settlement is quiet. When they are not, it is where deals stall.
For the buyer, the conveyancer sources the Certificate of Title and reads the land's ownership history — identifying the type of title and any easements (a right for someone to use part of the land for a particular purpose) attached to the property. They review the Contract of Sale and recommend inclusions or exclusions before you sign. They research the property, arrange building, pest and pool-compliance inspections where relevant, and liaise with local councils on planned developments, outstanding council rates and water charges. They confirm the bank has received and correctly processed the property details, arrange for funds to reach the seller, book the settlement appointment, and attend it on your behalf.
For the seller, the conveyancer prepares the Contract of Sale and Vendor's Statement, confirms all disclosure obligations are met, coordinates the settlement day with the buyer's conveyancer, attends settlement, and directs the agent to release the keys once it completes.
The exact duties vary with the transaction and the state. If you need one, we can point you to a partner who handles this cleanly.
What it costs, and where the costs sit
In NSW, the conveyancer's professional fee — excluding third-party charges — generally runs between $700 and $2,500, with most buyers paying $700 to $1,000. Solicitors typically charge more. Treat these as indicative; fees vary by firm, state and the complexity of the matter.
On top of the professional fee, you pay disbursements: charges the conveyancer pays on your behalf and then passes through to you. Common ones include the Certificate of Title search, mortgage registration, registration of the property transfer, and inspection fees such as building or pest reports.
Conveyancers may charge per search or procedure. The Australian Institute of Conveyancers (NSW Division) lists approximate figures for individual actions — a title search around $20–$100, a local council section 149D certificate around $53–$133, Sydney Water around $25, a land tax certificate around $20–$25, a council rates enquiry around $65, a drainage diagram around $25, and a Transgrid (electricity infrastructure) search around $20–$30. With disbursements added, total conveyancing on a straightforward purchase often lands near $1,500. These are general ranges, not quotes — ask any firm for the all-in figure before you engage them.
Conveyancer or solicitor, and the DIY question
Licensed conveyancers complete around two years of study, are registered with the Australian Institute of Conveyancers (AIC), and specialise solely in conveyancing. That registration framework does not apply in Queensland and the ACT, where the AIC is not government-approved.
Solicitors hold a law degree, are qualified to give legal advice, and study conveyancing as part of broader legal training — so they can advise on matters a conveyancer cannot. That distinction matters most on complex transactions, unusual titles, or anything where genuine legal advice is needed.
Choose on the basis of the transaction's complexity, not price. A capable conveyancer keeps the settlement moving and removes friction from your finance application rather than adding to it. Again, we have conveyancers we can recommend.
You can do your own conveyancing. The reality is that the paperwork is intricate, and a first-timer tends to make errors — and even a small one can hold up settlement for a meaningful period. When settlement slips, your finance approval and rate lock can be exposed, so the saving rarely justifies the risk.
Questions worth asking before you engage one
Conveyancers are not interchangeable. Before you commit, work through at least this list:
- Are you a solicitor or a conveyancer, and are you a member of the Australian Institute of Conveyancers?
- What are your fees, and which services are included in them?
- Will you arrange pest and building inspections?
- Are there any other or hidden costs?
- What will the disbursements total?
- Which government fees and charges apply?
- What is the final, all-in figure for every service and fee?
- How long will settlement take?
Conveyancing sits inside the same timeline as your finance, and getting both to land together is where a smooth settlement is won or lost. If you'd like the property and the loan structured to settle cleanly, Book a strategy session and we'll map it with you.
General information only — not personal financial product or credit advice. Conveyancing is a legal service; for legal questions about your contract or title, rely on your conveyancer or solicitor. AeFin is an Australian Credit Representative (CR 464548) of Finsure (ACL 384704).