What Is a Conveyancing Survey Report (And Why Does It Matter)?
You’ve found the perfect property, the contract looks good, and your conveyancer or property lawyer is handling the legal side. But what about the physical reality of the land you're buying?
That’s where a conveyancing survey report comes in. This detailed report maps out the property’s boundaries, structures, and improvements, and flags any issues that could cause legal or financial headaches down the track.
What Exactly Is a Conveyancing Survey Report?
A conveyancing survey report is a document prepared by a qualified surveyor that outlines the physical characteristics of a property in relation to its legal title. It’s often used during the due diligence phase of a property transaction.
The report can confirm whether what’s on the ground matches what’s on paper, before you commit to settlement.
What Does a Survey Report Include?
Here’s what a typical report will cover:
- Property boundaries
- Fences, sheds, pools, or other improvements located on the land
- Encroachments onto or from neighbouring land
- Setbacks from the boundaries (for council compliance)
- Distances between structures and boundaries
Let’s break down why these elements matter.
1. Identifying Property Boundaries
One of the most common causes of post-sale disputes? Boundary misunderstandings.
A survey report clearly defines the legal property lines so that you know:
- Where your land starts and ends
- Whether any fences or structures cross those lines
- Whether there’s any ambiguity about ownership
This is especially important in tightly packed suburbs or older areas where fences may not match the legal boundaries. For this reason, not all buyers consider it necessary to obtain a survey report (as they are fairly costly too and may cause delay in exchanging).
2. Detecting Encroachments
An encroachment occurs when a building or structure extends beyond its legal boundary. Think: a garage that crosses into the neighbour’s lot, or even a shared driveway built on the wrong side.
These can lead to costly legal battles or even forced demolition. A survey report helps avoid that by identifying:
- Neighbouring structures on your land
- Your structures on someone else’s land
- Shared fences or accessways that don’t match the deposited plan
3. Verifying Improvements
You might think, “The location of that shed looks fine to me”, but is it legal, that is, is it located within the property you are purchasing?
Survey reports check:
- If all structures (house, pool, granny flat, etc.) are on the correct side of the boundary
- How far each improvement is from the boundaries
- Whether any structures appear unapproved or suspiciously placed
This matters for insurance, re-sale value, and council compliance.
4. Ensuring Compliance with Council Regulations
Local councils have rules about how far buildings must be set back from the street or neighbouring properties.
If a structure doesn’t meet these setback requirements, it might:
- Be unapproved
- Be subject to fines or removal orders
- Create issues if you want to renovate or extend later
A conveyancing survey report can bring these problems to light early (as well as a review of Council’s property file).
5. Reducing Risk and Ensuring a Smooth Settlement
When it comes to property, what you don’t know can hurt you.
A survey report provides:
- Transparency before you exchange contracts
- Peace of mind that you're getting what you paid for
- A chance to renegotiate or withdraw if serious issues are uncovered
It’s a small investment that can save thousands in the long run, and a valuable tool in your conveyancing toolkit.
Is a Survey Report Always Required?
Not always—but it’s highly recommended, especially when:
- The boundaries are unclear or disputed
- You plan to renovate, extend, or subdivide
- The property is older or has been modified
- There are visible structures near the edge of the block
At ClickLaw, we help clients decide whether a survey report is necessary based on the unique features of each property.
Final Thought: Buy With Confidence
A conveyancing survey report might not be legally required, but it’s one of the smartest ways to avoid hidden risks when buying property. Think of it as an X-ray for the land you’re about to invest in.
Need help reviewing your property’s boundaries or improvements before settlement? Talk to ClickLaw for expert online conveyancing with clarity, transparency, and fixed-fee pricing.
