Buying a first home in NSW moves fast once a contract appears. The right questions help buyers understand the purchase before they commit to anything they can’t easily undo.
Are you licensed in NSW and what does the quote include?
Start with credentials and costs by asking whether the conveyancer is licensed to act in NSW and holds professional indemnity insurance covering residential files from contract review to settlement. A clear yes on both points matters for residential work.
Then ask what the fee actually covers, since some quotes are fixed while others are hourly, with extras that only become apparent on the final bill.
Ask for it in writing.
A useful breakdown separates professional fees from disbursements. Disbursements often include a title search and council searches, while PEXA fees may sit on a separate line. It’s also worth asking how updates will be sent and how quickly replies usually arrive.
Vague promises about costs or dates leave buyers with little to go on.
How Will You Check the Contract Before Signing?
Ask what a standard contract review includes. A contract of sale in NSW can hide problems in the fine print, so buyers need to know what the conveyancer reads line by line. Guides aimed at first-home buyers and sellers often skip this level of detail.
Questions about title and use can cover how the Torrens title will be checked and how easements and caveats that limit access or future plans will be explained before exchange.
Ask about limits tied to the land and the building itself. Some blocks carry covenants that control fences or extensions. Unapproved renovations can also cause trouble with a later resale or insurance claim. The conveyancer can explain what the review looks for and when added searches are needed.
Vendor disclosure is another area to discuss. Ask what the seller must attach to the contract and what happens if key papers are absent. A careful review will also address building and pest inspection terms. Buyers should understand whether those terms allow them to walk away when a report shows major defects.
Cooling-off rules need a plain explanation too. Standard residential private treaty purchases in NSW generally have five business days after exchange, while off-the-plan purchases have 10. Auction purchases and contracts exchanged on the same day after a property passes in have no cooling-off period. Ask the conveyancer to explain the applicable dates, any proposed changes and the effect of a Section 66W certificate waiving the period.
For units, ask about strata title. A strata report can reveal high levies or unhappy owners.
What Transfer Duty Rules Apply to the Purchase?
Transfer duty is often the largest cost after the deposit. An early estimate from the conveyancer helps buyers understand the cost before exchange. The figure affects borrowing power and cash left for moving costs.
Ask whether any first-home buyer assistance applies. The First Home Buyer Assistance Scheme has exemptions and concessions for eligible buyers. Rules change and eligibility tests are strict. A conveyancer can check the basics before buyers count on a discount.
NSW duty rules reach past a first purchase as well. Shared ownership with family help can raise later questions about title and duty. So can a change of ownership following a separation. That’s an area where some buyers compare conveyancing with Titlespace when researching NSW title transfers and duty.
Questions at this stage can stay general while covering the paperwork needed to support a claim. Ask who lodges the payment and when it must be paid. Clear answers here help prevent last-minute scrambles for funds.
How Will Settlement be Managed if Something Goes Wrong?
Ask whether settlement will run through PEXA. Most NSW settlements are now digital. Buyers should know who runs the workspace and who checks figures before the day.
Ask how the conveyancer coordinates with the lender before settlement. Loan documents and the funds needed for completion have to be ready, and buyers should understand which tasks belong to the lender and which belong to their conveyancer. Ask what checks are done in the week before the scheduled date.
Deposits cause confusion too. Ten percent is standard in NSW yet the amount can be negotiated. A conveyancer can explain how the deposit is held and whether a deposit bond suits the deal.
Ask who lodges the transfer and arranges duty payment, along with how adjustments are worked out for rates and water use.
Finally, ask what happens when dates slip. Lenders sometimes run late, and sellers can leave trash behind. Buyers need to know who sends notices and what added costs can arise.
What Do You Handle After Settlement?
Settlement day isn’t the end of the job. Ask what the conveyancer does once funds have passed.
Ask how the conveyancer follows up title registration and confirms that the registered ownership details are correct. It is also useful to understand how any mortgage discharge or other title dealing required by the contract is handled, and when confirmation will arrive.
Rates and water accounts also need a final look. Ask whether final notices will be reviewed for leftover balances. Strata levies need the same check when the home is a unit.
Ask how post-settlement questions are handled and who to contact about correspondence relating to the transaction. Knowing which documents will be provided also helps buyers keep their purchase records organized.
Good conveyancing is mostly clear talk before deadlines hit. Asking these questions early makes it easier to compare the answers side by side. The right fit will feel organized from the first call and won’t leave buyers chasing updates.
