There are nearly 300 different transactions possible in the Register of land, Victoria’s official record of land ownership.
Understanding the requirements for each transaction is complex and specialised. Whether you are buying, selling or dealing with land in another capacity, we highly recommend that you consult an Australian Legal Practitioner or Licensed Conveyancer.
Land Use Victoria is responsible for registering and recording land transactions in the Register of land. We must always be independent and cannot give assistance or advice to anyone on how to complete land transactions.
An Australian Legal Practitioner or Licensed Conveyancer will provide professional advice and act on your behalf for land and property transactions.
The following websites and organisations will help you find a professional and understand the services they provide.
If your land transaction needs to be submitted with a survey, you will need to use a Licensed Land Surveyor.
Lodging as an individual (non-represented party) includes all people and organisations lodging a transaction in the Register of land without representation by an Australian Legal Practitioner or Licensed Conveyancer.
If you choose to lodge without a lawyer or conveyancer, first read the information on Consumer Affairs Victoria to understand the risks of lodging as an individual.
Next steps:
From 28 November 2025, you will be able to lodge seven common land and property transactions without a lawyer or conveyancer.
If your transaction is not one of the seven that individuals can continue to lodge, from 28 November 2025 you will need a lawyer or conveyancer to complete the lodgment on your behalf.
| Transaction | Notes |
|---|---|
Discharge of mortgage (84M) | Lodge a discharge of mortgage if you have a mortgage from a non-bank lender. Discharges of mortgages from banks and other financial institutions must be lodged using an Australian Legal Practitioner or Licensed Conveyancer. |
Survivorship application (50) | The surviving proprietor of land held as joint tenants may apply to update a title on the death of a co-owner. |
Transmission application (49) | An executor or administrator of a deceased estate may apply to become a registered proprietor of land once probate is granted. |
Transfer without monetary consideration (45NM) | Transfers between related parties, usually for ‘love and affection’ or ‘devise in a will’. |
Application for new folio of the register (32-2) | Change the way you hold land, for example as ‘tenants in common’ or ‘joint tenants’. |
Caveat (89) | A person with a proprietary interest in land may seek to lodge a caveat over land. |
Withdrawal of caveat (89W) | A caveator (who lodged the caveat) may remove a caveat from a title once no longer required. |
Currently individuals can lodge any of the near 300 different transactions possible in the Register of land. Many of these are legally complex and rarely transacted.
On average, less than 0.1% of more than one million annual land and property transactions are lodged by individuals without an Australian Legal Practitioner or Licensed Conveyancer.
Land transactions can be complex, involve multiple parties and different interests. An Australian Legal Practitioner or Licensed Conveyancer can provide professional advice and act on your behalf for these transactions.
With nearly 300 different transactions possible in the Register of land, understanding the requirements for each transaction is specialised. Many transactions require technical legal and property law knowledge to meet regulatory and procedural standards.
If you submit an incomplete or incorrect application, it may be refused, resulting in delays and additional costs.
Land and property transactions lodged by individuals representing themselves are often returned for more information. This can cause significant difficulties for owners, delay transactions and in some cases result in unintended outcomes.
Most land transactions are now electronic and are lodged using electronic lodgment networks. When you use a lawyer or a conveyancer, the lodgment process for most property transactions is completed in a matter of minutes.
This change is part of a program of continuous improvement for the Register of land, the official record for ownership of land in Victoria.
Simplifying the range of transactions individuals can lodge in the Register will help to:
If you are planning to lodge without a lawyer or conveyancer:
Conducting an online title search of the Register will allow you to see the most up-to-date record for your land.
We highly recommend that you consult an Australian Legal Practitioner or Licensed Conveyancer for help.
Download common questions as a factsheet:
If you have further questions, please complete the contact form provided by SERV (Secure Electronic Registries Victoria).
Land Registry PDF forms for lodging in paper are available in the Fees, Guides and Forms Catalogue. There are also guides for transactions available in the catalogue along with the forms.
Forms must be downloaded, first saved to your computer, and then opened in the latest version of Adobe Acrobat Reader.
If you are having issues downloading or filling the PDF forms, read more on troubleshooting.
Page last updated: 29/11/24