Giulia Pisano is a Senior Conveyancer and Operations Manager at Entry Conveyancing with over 10 years of experience in the conveyancing industry. She holds an Advanced Diploma of Conveyancing from the National Business Institute of Australia and Diplomas in Management and Human Resource Management.
An integral member of the Entry Conveyancing team, Giulia has a reputation for guiding buyers and sellers through all aspects of the conveyancing process with clarity and a methodical approach. She has managed the entire range of residential and commercial conveyancing matters throughout her career, including review of contracts of sale and Section 32 Vendor Statements, preparation of contracts, facilitating PEXA settlements, and management of all the elements that exist between the acceptance of an offer and the final settlement of the transaction.
Giulia has now transitioned to Entry Conveyancing’s Operations Manager, with the vision to build an industry-leading conveyancing business by combining well-designed processes, efficient systems, and technology to drive innovation.
We’ve asked Giulia to provide clarity on key aspects of conveyancing that buyers and sellers need to know before committing to a transaction:
How soon can the Contract of Sale and Section 32 be prepared after the initial consult?
The preparation period for the Contract of Sale and Section 32 Vendor Statement depends on the property’s location and required searches. As a general guide, we usually deliver the contract and Section 32 within 5 – 7 days for private sales and up to 10 days for auctions or for properties involving Owners Corporations.
What are disbursements?
Disbursements are the out-of-pocket expenses your conveyancer will pay on your behalf to various third-party service providers as part of the due diligence process. These often include local authority searches and property searches needed for the preparation of the contract or for settlement.
The individual costs for these disbursements will be itemised in your final letter, and are added to the conveyancing fees. As a general guide for a standard residential transaction in Victoria in 2026, disbursements typically range from around $200 to $350. More complex transactions such as those involving heritage-listed titles, owners corporations or company titles will require additional searches and certificates.
When do I need to engage a conveyancer?
When intending to purchase a property, the best time to engage a conveyancer is before you sign any contract of sale. A conveyancer can review the contract, including special conditions that pose risks or require additional consideration.
For property owners looking to sell, a Conveyancer should be engaged prior to signing the agent’s sale authority so that the Conveyancer can prepare the Contract of Sale and Section 32 Vendors Statement so that it’s ready for when the property hits the market.
What is PEXA and how much is the fee?
PEXA stands for Property Exchange Australia, an online digital platform used to securely complete property settlements and lodge legal land titles. It connects lawyers, conveyancers, and banks so they can transfer property ownership and funds without meeting in person.
Settlements conducted on PEXA are faster, more secure, and less prone to delays – the vast majority of property settlements in Australia are now mandated to be completed electronically.
Usage of the PEXA platform does incur a fee; their fees can be found here.
Why are Verifications of Identity (VOI) and Anti‑Money Laundering and Counter‑Terrorism Financing (AML/CTF) checks required?
Since 2015, legal practitioners and conveyancers have been required to verify the identity of their clients before acting in a property transaction. In addition, from 1 July 2026, we must conduct customer due diligence and AML/CTF checks in accordance with the Anti‑Money Laundering and Counter‑Terrorism Financing requirements.
Together, these checks help reduce the risk of identity fraud, money laundering and financial crimes.
What is gazumping?
Gazumping happens when a seller accepts a higher offer from another buyer after already agreeing to sell to another buyer. Gazumping is a risk for buyers and can happen before contracts are exchanged, like when the seller has given verbal agreement.
In conveyancing, the property transaction is generally not legally binding until both parties have signed and exchanged the contract. As a result, buyers may remain exposed to the risk of gazumping prior to contract exchange.
Before signing the contract, we recommend that buyers first engage an experienced conveyancer to review the contract as soon as possible, so that they can make an informed decision when making their offer by way of a signed contract.
What do conveyancers search for when reviewing a contract?
Conveyancers review contracts to help highlight conditions and disclosures which buyers should be aware of before they proceed with making an offer on the property.
Items such as caveats on the title, restrictive covenants, easements, outstanding notices or owners corporation special levies may have an impact on the purchaser’s decision to buy.
It’s important for buyers to complete their due diligence first, before they legally commit to the purchase.
What do I need to know about buying at an auction?
The most important thing to understand is that auctions are unconditional – when the bid/offer is accepted by the seller at the end of the auction, the buyer is legally bound to the transaction with no applicable cooling-off period.
Before an auction, we recommend buyers work with a conveyancer to review the contract and section 32, arrange building and pest inspections, and work with their lender or broker to obtain pre-approval.
What is a settlement adjustment and how is it calculated?
At settlement, council rates, water rates, and owners corporation fees are apportioned between buyer and seller based on the settlement date. The seller is credited for any amounts they’ve prepaid beyond settlement, and buyers cover their share from settlement onwards. These adjustments are typically prepared one week before settlement by the seller’s conveyancer and handed over to the buyer’s conveyancer for review.
