1) Buyer financing problems (most common)
Why: buyer’s pre-approval was conditional; bank asks for extra documents; credit changes; bank backlog.
How it shows up: bond approval takes weeks, or buyer cancels.
Avoid it:
- Ask for bank pre-approval letters (not just application screenshots) before accepting an offer.
- Request final bond approval within a short, written deadline (e.g., 7–14 days).
- Ask buyer to supply their proof of income, bank statements & 3 months’ payslips to the agent for verification up front (not all buyers will share, but many will).
- Accept offers from buyers who can show cash or interbank guarantee where possible.
- Include a clause in the sale agreement that if finance is not approved by X days the seller may cancel (have conveyancer draft).
2) Home inspection / repair negotiations
Why: inspection uncovers structural/major defects or many small issues; buyer demands repairs/credit.
How it shows up: renegotiation stalls transfer or buyer requests long repair windows.
Avoid it:
- Do a pre-listing insspection ( hire an inspector or a qualified contractor ) and fix high-impact items (roof leaks, electrical hazards, plumbing).
- Provide a repairs disclosure pack to buyers before offer stage so expectations are clear.
- If you’ll not repair: offer a small cash allowance up front instead of open repair deadlines — faster and cleaner.
- If repairs are agreed, set firm completion dates (and require proof/photos/invoices).
3) Missing or incomplete seller documents
Why: attorney needs IDs, marriage/antenuptial contracts, title deeds, company resolutions (if a company sells) etc.
How it shows up: conveyancer asks for docs; lodgement delayed.
Avoid it: prepare a document pack before listing (see checklist below). Send copies to conveyancer the day you accept an offer.
4) Title / deed problems and outstanding bonds
Why: old bonds not cancelled, owner signatures missing, incorrect names, subdivision issues.
How it shows up: deeds office rejects lodgement or requires corrections.
Avoid it:
- Ask your conveyancer to do a pre-lodgement title check.
- Have bond cancellation documentation or a release letter ready if an existing bond needs settlement.
- Correct ownership names early (consenters, trustees, estates must be resolved).
5) Municipal rates / clearance delays
Why: municipal accounts unpaid, or the council takes weeks to issue clearance.
How it shows up: deeds office won’t register transfer until clearance certificate is issued.
Avoid it:
- Request municipal statement and rates clearance early; pay any arrears immediately.
- Use your conveyancer to pre-apply for council clearance the instant you accept the offer; follow up weekly.
6) Certificates of Compliance (CoC) — electrical, gas, plumbing, termites
Why: inspections/bookings take time; repairs may be needed.
How it shows up: buyer insists on certificates; transfer delayed while vendor obtains them.
Avoid it:
- Order CoCs pre-listing (electrical, plumbing, gas/cooker, beetle/termite if needed).
- If a CoC fails, get quotes and do repairs immediately — the certificate is quick to re-issue once fixed.
7) Slow conveyancing / deeds office backlog
Why: attorneys don’t follow up; deeds office backlogs; bank admin delays.
How it shows up: lodgement accepted but registration is delayed.
Avoid it:
- Use an experienced conveyancer who has good relationships with the local deeds office and banks.
- Ask the conveyancer for a clear timeline and weekly updates.
- Ensure your bank (if you have an existing bond) and the buyer’s bank communicate early.
8) Chain sales / conditional offers
Why: buyer’s buy depends on their sale; if their buyer falls through everyone is delayed.
How it shows up: long suspensive conditions, rolling deadlines.
Avoid it:
- Prefer buyers without a chain where possible (cash or home already sold).
- If chain unavoidable, include firm deadlines and require proof of progress (offer accepted from their buyer, transfer date
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