Office 4, Level 1, 105A High Street, Cranbourne VIC 3977
Weekends by appointment 0450 016 397
We hold a separate registration in South Australia under the Conveyancers Act 1994 (SA) with Consumer and Business Services. There is no Adelaide office. South Australian conveyancing is electronic, so that changes very little about how your file is actually handled.
How it works
South Australian conveyancing runs online. Titles are searched electronically, the contract and the transfer are signed digitally, identity is verified remotely, and settlement happens in an online workspace with the banks sitting in it at the same time. Nobody drives across town with a bank cheque any more.
So what decides who may act on your South Australian property is registration, not a postcode on a letterhead. We are registered in South Australia with Consumer and Business Services, and every SA file we run is handled from the office on High Street, Cranbourne.
We put that plainly because the wording on this sort of page is often arranged so you assume there is a branch in Adelaide. There is not, and we would rather you heard it from us. If sitting across a desk from the person doing the work matters to you, use someone local to the property. We will say so instead of talking you out of it.
Most of the SA work that reaches us comes from people whose life is in one state and whose property is in the other. Someone moving to Adelaide for a job. A family selling a parent's home interstate. An owner putting a South Australian property into a partner's name while living in Melbourne.
Check for yourself
Conveyancing in South Australia is a registered occupation. Consumer and Business Services keeps the public register, it is free to search, and it takes about two minutes. You can see whether a registration is current and whether any conditions sit on it.
Ask us for our registration details and we will put them in writing before you engage us, so you can match them against the register yourself. Do the same to anyone else you are considering. A conveyancer who will not hand that over has told you something worth knowing.
South Australia
Consumer and Business Services publishes its occupational licensing register online. Search a person or a business name and you can confirm a South Australian conveyancing registration is current before any money or paperwork changes hands.
Search the South Australian register →We are separately licensed in Victoria under the Conveyancers Act 2006, and that register is published by Consumer Affairs Victoria. Both are linked on our about page.
Two states, two rulebooks
South Australia is not Victoria with different suburb names. The disclosure document, the cooling off rules, the revenue office and the titles office are all its own. Here is the shape of it, with the detail in the guides.
In Victoria a seller gives a buyer a Section 32. The South Australian equivalent is a Form 1, and it works differently: it is served on the buyer rather than attached to the contract, and service of it is what starts the cooling off clock running.
How the Form 1 works →South Australia sets its own cooling off period and counts it its own way, and there are circumstances where you get none at all. If you are working from what a Victorian agent told you, check it before you rely on it.
Cooling off in South Australia →Stamp duty on a South Australian purchase goes through RevenueSA, not the Victorian State Revenue Office. The rates differ, and first home buyer relief turns on what sort of property you are buying. We handle the duty side of the transaction. For advice about your own tax position, speak to your accountant.
Stamp duty in South Australia →The register, the searches and the lodgement of your transfer all run through Land Services SA rather than Land Use Victoria. Different forms and different lodgement fees, and the certificate of title still ends up in your name at settlement.
Settlement day in South Australia →We have kept the numbers off this page on purpose. Periods and thresholds change, and a figure sitting in a heading is exactly the sort of thing that goes stale without anyone noticing. The guides carry the detail and say where each figure comes from.
The limits
A registered conveyancer can do the transactional work: the contract, the Form 1, the searches, the transfer and the settlement. There is a line past that, and we stay on our side of it in South Australia exactly as we do in Victoria.
Send us any of the matters listed here and we will tell you early that you need a solicitor admitted in South Australia, then point you in that direction. Hearing it in week one is cheaper for you than hearing it in week six.
Conveyancer or solicitor in SA?Read first, sign second
Written for South Australian rules, not Victorian rules with the state name swapped. Every figure is checked against the relevant Act or against RevenueSA, and we say so when something cannot be verified.
South Australia 10 min read
For most South Australian sales and purchases, a registered conveyancer can do the whole job. Here is where the line sits, how to check a registration on the CBS public register, and the matters that genuinely need a solicitor.
Read the guide →South Australia 10 min read
Two clear business days, counted from the later of the contract date and the day your Form 1 arrives. How the clock runs, how to withdraw properly, what it costs, and every situation where you get no cooling-off period at all.
Read the guide →South Australia 9 min read
South Australia gives eligible first home buyers full stamp duty relief with no value cap, but only on a new build. On an established home you pay the lot. Here is how the relief, the grant and the conditions actually work.
Read the guide →South Australia 11 min read
The Form 1 is the disclosure statement a South Australian seller has to serve on the buyer. Here is what goes in it, who signs the certificate, when it is due, and why service of the Form 1 is what starts the cooling-off clock.
Read the guide →South Australia 10 min read
A seller's timeline for a South Australian sale, from getting the Form 1 prepared through to settlement. The paperwork that holds campaigns up, and the order that stops it happening to you.
Read the guide →South Australia 10 min read
Settlement in South Australia happens inside an online workspace and takes minutes once everyone is ready. Here is the whole thing in order, including the adjustments nobody explains and what happens if the date slips.
Read the guide →South Australia 9 min read
South Australia charges one rate of stamp duty whether you are buying somewhere to live or somewhere to rent out. First home buyers can have the whole amount wiped, but only on a new build, and that one distinction is worth tens of thousands of dollars.
Read the guide →South Australia 10 min read
South Australia has no general family exemption. Here is how RevenueSA treats gifts and transfers between relatives, which exemptions genuinely exist, and what evidence of value you will actually need.
Read the guide →Get in touch
Five questions and the suburb is enough for us to tell you what your matter involves and what it will cost. If you would rather talk it through, call 0450 016 397 or email convey@wisestep.com.au.
Note the address below. It is the only one we have, and it is in Victoria.
Office 4, Level 1, 105A High Street
Cranbourne VIC 3977
Monday to Friday, 9am to 5pm
Weekends by appointment
