Worked Cost Examples and Checklists
Conveyancing fees in Australia: conveyancer vs solicitor and how to read a quote
Who can do conveyancing in each state, what a conveyancing quote includes, professional fees versus disbursements, a worked quote comparison and when to use a solicitor.
Conveyancing fees have two parts: the professional fee for the conveyancer's or solicitor's work, and disbursements, the searches, certificates and electronic settlement fees they pay on your behalf. Compare quotes on the total of both, including GST. A low headline fee with a long list of extras can cost more than a higher fixed fee that includes them. In most states you can choose a licensed conveyancer or a solicitor; in Queensland, conveyancing is done by solicitors. A solicitor is worth considering when the contract is unusual, the property has title or planning problems, or the sale involves a deceased estate, a separation or a family transfer.
This guide belongs to the net sale proceeds worked example section. All fees below are illustrative, not market prices.
Who can do conveyancing in each state
| State or territory | Who can act | Licensing law and body |
|---|---|---|
| New South Wales | Licensed conveyancers and solicitors | Conveyancers Licensing Act 2003; NSW Fair Trading |
| Victoria | Licensed conveyancers and solicitors | Conveyancers Act 2006; Business Licensing Authority and Consumer Affairs Victoria |
| Queensland | Solicitors (staff may work under a solicitor's supervision) | Legal Profession Act 2007; Queensland Law Society |
| Western Australia | Licensed settlement agents and solicitors | Settlement Agents Act 1981; Consumer Protection WA |
| South Australia | Registered conveyancers and solicitors | Conveyancers Act 1994; Consumer and Business Services |
| Tasmania | Licensed conveyancers and solicitors | Conveyancing Act 2004; CBOS |
| ACT | Licensed conveyancers and solicitors | Agents Act 2003; Access Canberra |
| Northern Territory | Licensed conveyancing agents and solicitors | Agents Licensing Act 1979 |
Check the current licensing position with the state regulator before engaging someone. Solicitors are regulated by the law society or legal services regulator in each state.
What the seller's and buyer's conveyancers do
For a seller: prepare the contract and the vendor disclosure documents required in your state (for example a Section 32 statement in Victoria, prescribed documents in NSW, a seller disclosure statement in Queensland since 1 August 2025, a Form 1 in South Australia), negotiate contract terms, handle the clearance certificate, arrange the mortgage discharge, and settle.
For a buyer: review the contract and disclosure, order searches, check the title, advise on the cooling-off period and special conditions, calculate duty and adjustments, lodge the transfer and settle.
Most settlements are now electronic, through an electronic lodgment network operator such as PEXA or Sympli, and the platform's fee usually appears as a disbursement.
Typical disbursements
| Disbursement | What it is |
|---|---|
| Title search and plan | Confirms ownership, mortgages, easements and covenants |
| Council and planning certificates | Zoning, approvals and orders affecting the property |
| Water and land tax certificates | Arrears that must be cleared or adjusted |
| Strata or owners corporation certificate | Levies, special levies and records for a unit |
| Electronic settlement fee | Charge by the electronic lodgment network |
| Registration fees | Paid to the land registry; sometimes listed separately |
Which certificates are needed differs by state, and sellers pay for many of them in states with full vendor disclosure.
Worked quote comparison
Three illustrative quotes for a buyer of an established house:
| Quote 1 | Quote 2 | Quote 3 | |
|---|---|---|---|
| Professional fee (inc. GST) | $790 | $1,250 | $1,650 |
| Searches and certificates | $520 | Included | $480 |
| Electronic settlement fee | $140 | Included | $140 |
| "Administration" and "file" fees | $220 | $0 | $0 |
| Extra for special conditions or finance delays | $110 per hour | Included | Included |
| Total, simple purchase | $1,670 | $1,250 | $2,270 |
| Total if two hours of extra work are needed | $1,890 | $1,250 | $2,270 |
Quote 1 looked cheapest by $460 but costs $420 more than Quote 2 for a simple purchase, and $640 more if extra work is needed. Quote 3 is a solicitor whose fee includes advice on the contract's special conditions; that may be worth paying for if the contract is complex.
When a solicitor is the better choice
- Off-the-plan contracts with sunset clauses or unusual special conditions
- Problems with title, boundaries, easements or unapproved building work
- Deceased estates, separation or transfers between relatives
- Company, trust or self-managed super fund purchases
- Buyers or sellers who are foreign persons
- Any dispute, or a buyer or seller threatening to terminate
A conveyancer can do excellent work on a standard sale; a solicitor can also give legal advice and act in litigation. Either way, the conveyancing fee is a small share of the total: see how it fits into a buyer's budget in upfront costs of buying a home, and into a seller's in commission structures compared, where commission is many times larger.
How to get a quote that holds
- Ask for a fixed fee in writing, with every disbursement listed and the GST shown.
- Ask what happens if settlement is delayed, the contract is rescinded or the sale falls through.
- Check the costs disclosure: solicitors must give a written costs disclosure under their state's legal profession law.
- Confirm professional indemnity insurance and the licence or practising certificate.
Frequently asked questions
Is it cheaper to do my own conveyancing?
In some states individuals can do their own, but electronic settlement and lender requirements make it impractical for most sales with a mortgage. Errors can cost far more than the fee.
Can the same conveyancer act for buyer and seller?
Generally not, because of the conflict of interest. Some states prohibit it except in limited cases.
When do I pay the conveyancer?
Usually at settlement, from the proceeds for a seller or with the settlement funds for a buyer. Some charge part upfront for searches.
What if my conveyancer makes a mistake?
Raise it in writing first. If unresolved, complain to the state regulator or legal services commissioner. See complaints about agents and conveyancers.
Official sources
- NSW Fair Trading — licensed conveyancers in NSW
- Consumer Affairs Victoria — conveyancers in Victoria
- Queensland Law Society — finding a solicitor in Queensland
- Consumer and Business Services SA — conveyancers in SA
- PEXA — how electronic settlement works
