The short answer: the Section 32 tells you about the property, and the contract of sale sets the terms of your deal. The Section 32 is the seller's disclosure: title, restrictions, planning, outgoings. The contract is the agreement: price, deposit, dates and conditions. In Victoria they usually arrive together in one PDF, and you need both before you sign.
The two documents side by side
| Section 32 vendor statement | Contract of sale | |
|---|---|---|
| What it is | The seller's disclosure about the land, required by section 32 of the Sale of Land Act 1962 | The agreement between buyer and seller |
| What it covers | Title, mortgages, easements, covenants, planning, outgoings such as rates, bushfire-prone area, and owners corporation information where relevant | Parties, property, price, GST, deposit, settlement date, finance, included goods, special and general conditions |
| Who signs it | The seller | The buyer and the seller |
| Can it change? | It is a statement of facts. You can't negotiate the facts, but you can ask questions and ask for missing documents | In a private sale, terms can be negotiated before signing. At auction, changes need the seller's agreement before the auction |
| When you get it | Before you sign, under the current rules. Earlier from 1 June 2027 | With the Section 32, or when you are ready to make an offer |
| If it is wrong | If it is incorrect or insufficient, a buyer may be able to withdraw or take legal action, depending on the facts | Your rights depend on its terms and the law. Ask a professional |
How to tell them apart in a contract pack
Many agents send one long PDF, and it is not always clear where one document ends and the next begins. Look for these signs:
- Section 32: a heading such as "Vendor's statement" or "Section 32 statement", a list of numbered items, the seller's signature, and then many attached certificates and searches: title, plan of subdivision, council and water information, planning certificate, and owners corporation certificate for units.
- Contract of sale: pages headed "Particulars of sale" with the price, deposit and settlement date, then "Special conditions", then "General conditions", with spaces for both parties to sign.
If you can only find one of them, ask the agent for the other before you go any further. If pages seem to be missing, such as a certificate the Section 32 refers to but you can't find, ask for that too.
Why you need to read them together
The two documents talk to each other. A fact in the Section 32 can change what a clause in the contract means for you, and the other way round. A few hypothetical examples:
- The Section 32 shows an easement along the back of the block. The contract has no condition about it. If you planned to extend at the back, that is a question for your conveyancer before you sign, not after.
- The Section 32 includes an owners corporation certificate mentioning planned works. The contract sets out how levies are dealt with at settlement. Together they tell you more about your costs than either does alone.
- The contract has a special condition saying you accept the property as it is. The Section 32 lists no building permits, but you can see a recent extension. Neither document on its own raises the question; together they do.
Neither document tells you about the physical condition of the buildings. Consumer Affairs Victoria says the Section 32 does not cover building condition, building compliance or whether title measurements are accurate, so you still need inspections.
Where to read more
Our Section 32 guide explains each part of the vendor statement and the questions to ask. Our contract of sale guide walks through the particulars, deposit and special conditions. If the property is going to auction, read what to check before you bid, because there is no cooling-off at auction.
Check both documents in one go
AI4Convey takes the contract and Section 32 as one PDF and emails you a plain-English report, usually in about five minutes. It covers the contract's dates and special conditions and which of the seller's required disclosures it found in the Section 32. You can upload your contract pack for free.
A licensed conveyancer or property lawyer from our panel receives the same report and may contact you. The report is general information, not legal advice. It can miss things and does not check whether the disclosures are correct. Have a professional review both documents before you sign.
Sources: Consumer Affairs Victoria, Seek expert advice on property, Buying property by private sale and New changes to property sales and underquoting laws; Sale of Land Act 1962. Checked 12 October 2026.
This article is general information only and is not legal advice. AI4Convey is not a law firm or a licensed conveyancer. Always have a licensed conveyancer or lawyer review your full contract before you sign or settle.