Where we work, and how far that reaches
Our office is on High Street in Cranbourne, so that is where most of our files come from. Victorian conveyancing is electronic now, which means we can act on a property anywhere in the state. South Australia is a separate registration, and we run those matters remotely.
Coverage
One office, two states
Contracts are signed electronically, titles are searched online and settlement happens on an electronic lodgement network with the banks in the same workspace. Nobody stands in a room swapping cheques any more. Distance stopped being the thing that decides who can act for you.
So the honest answer to “do you cover my suburb?” is almost always yes. What changes from suburb to suburb is not whether we can act, it is how much we already know about the titles, the estates and the councils involved. Around Cranbourne and Clyde, that knowledge is deep, because we work on those streets every week.
What being local actually changes
- We have read the vendor statements that come out of the estates around Clyde North before
- We know which councils are slow on rates certificates and we order early
- You can drop paperwork in at High Street instead of posting it
- Saturday auctions in Casey happen while most offices are shut, and we are available
Office 4, Level 1, 105A High Street, Cranbourne VIC 3977
Our home ground
The Cranbourne catchment
These are the suburbs within a few minutes of the office. Land subdivisions, house and land packages, off-the-plan contracts and first purchases, most of it lands on our desk from here.
Cranbourne
Established homes, older titles and the occasional covenant nobody mentioned. Our office is on High Street, so you can come in.
Read more →Clyde North
Fifty-five active estates, staged titles and sunset clauses. Off-the-plan contracts here need reading properly before you sign.
Read more →Cranbourne East
New builds, developer contracts and settlements that get called on short notice once a title registers.
Read more →We also act right across the rest of the catchment:
- Cranbourne
- Cranbourne East
- Cranbourne West
- Cranbourne North
- Cranbourne South
- Clyde
- Clyde North
- Botanic Ridge
- Junction Village
- Devon Meadows
- Lynbrook
- Lyndhurst
Botanic Ridge and Junction Village bring their own quirks, usually restrictive covenants and design guidelines that sit behind the title rather than in the contract. Devon Meadows is larger blocks and rural water arrangements. Lynbrook and Lyndhurst are mostly resales now, with owners corporation paperwork on the townhouses. We tell you what we find, in plain words, before you are committed to anything.
Wider south east
City of Casey and Cardinia
Same team, same file, a slightly longer drive if you want to meet. Berwick and Beaconsfield are older, established titles where easements and additions matter. Officer and Pakenham are still releasing land, so you get staged plans and sunset dates instead.
Hampton Park, Hallam, Doveton and Endeavour Hills are largely resale country. The contracts are shorter, which is exactly when a building issue or an unapproved extension slips past somebody who is reading quickly.
- Berwick
- Narre Warren
- Narre Warren South
- Hampton Park
- Hallam
- Endeavour Hills
- Doveton
- Beaconsfield
- Officer
- Pakenham
Your suburb is not on the list? Call 0450 016 397 and ask. The list is where our work is concentrated, not a boundary.
Statewide
Anywhere in Victoria, honestly
Geelong, Ballarat, Bendigo, the Mornington Peninsula, a holiday place in Gippsland, a unit in Footscray. Because the work is electronic and the lodgement happens online, a matter in Wodonga runs the same way a matter in Cranbourne does. We are licensed in Victoria under the Conveyancers Act 2006, and that licence covers the whole state.
What we will not do is pretend to know a market we do not. If the value of a property in a regional town is the question, that is an agent or a valuer, not us. Our job is the contract, the title, the searches and getting you to settlement without a surprise.
When you need a solicitor instead
Conveyancing has a legal edge to it, and we stay on our side of that line. Send us any of the following and we will say so plainly, then point you towards someone who can actually help.
- A boundary or fencing dispute with a neighbour
- Anything already heading to a court or to VCAT
- A deceased estate where probate has not been granted yet
- Wills, trusts, company structures or self managed super funds
- Property being divided under family law orders
- Tax or stamp duty advice, which belongs with your accountant or the revenue office
A separate registration
South Australia
This one deserves its own heading, because it is a different state, a different Act and a different set of forms.
We hold a separate registration in South Australia under the Conveyancers Act 1994 (SA), with Consumer and Business Services. It is not an extension of the Victorian licence. It is its own registration with its own obligations, and we keep both current.
There is no South Australian office. Every SA matter is run from Cranbourne. We say that openly because it would be easy to imply otherwise, and because it makes no practical difference to how the file is handled. South Australian conveyancing is electronic too, so the searches, the identity checks, the signing and the settlement all happen the same way they do here.
What does differ is the paperwork. In Victoria a seller gives a buyer a Section 32 vendor statement. In South Australia it is a Form 1, and the cooling off rules that hang off it work differently. If you are buying in Adelaide or selling a property interstate while you live in Melbourne, that is the sort of thing worth having handled by someone registered in both places.
How we handle South AustraliaStraight answers about SA
- Can you meet me in Adelaide?
- No. If sitting across a desk from your conveyancer matters to you, use someone in Adelaide, and we will say that rather than talk you out of it.
- Who signs what, and where?
- Documents are signed electronically and identity is verified remotely, the way it is done for Victorian matters. You do not need to post anything.
- Do you handle both states on one matter?
- Yes. Selling in one state and buying in the other is common, and having the same people on both sides of it saves a lot of repeating yourself.
Get in touch
Tell us where the property is
Five questions and a suburb is enough for us to tell you what your matter involves. If you would rather talk, call 0450 016 397 or email convey@wisestep.com.au.
Office 4, Level 1, 105A High Street
Cranbourne VIC 3977
Monday to Friday, 9am to 5pm
Weekends by appointment