{"id":"nsw:sl-2022-0485","name":"Conveyancing (Sale of Land) Regulation 2022","slug":"conveyancing-sale-of-land-regulation-2022","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"485 of 2022","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":176098,"registerId":"nsw-nsw:sl-2022-0485-current","compilationNumber":null,"startDate":"2026-04-05","status":"InForce","reasons":null,"registeredAt":null},"sections":[{"sectionNumber":"Part 1","sectionType":"part","heading":"Preliminary","content":"# Part 1 Preliminary\n\nPart 1 Preliminary","sortOrder":0},{"sectionNumber":"1","sectionType":"section","heading":"Name of Regulation","content":"#### 1 Name of Regulation\n\n1 Name of Regulation\n\n> This Regulation is the [Conveyancing (Sale of Land) Regulation 2022](/view/html/inforce/current/sl-2022-0485).","sortOrder":1},{"sectionNumber":"2","sectionType":"section","heading":"Commencement","content":"#### 2 Commencement\n\n2 Commencement\n\n> This Regulation commences on 1 September 2022.\n> \n> Note—\n> \n> This Regulation replaces the [Conveyancing (Sale of Land) Regulation 2017](/view/html/repealed/current/sl-2017-0372), which is repealed on 1 September 2022 by the [Subordinate Legislation Act 1989](/view/html/inforce/current/act-1989-146), section 10(2).","sortOrder":2},{"sectionNumber":"3","sectionType":"section","heading":"Definitions","content":"#### 3 Definitions\n\n3 Definitions\n\n> > (1) The Dictionary in Schedule 6 defines words used in this Regulation.\n> > \n> > Note—\n> > \n> > The Act and the [Interpretation Act 1987](/view/html/inforce/current/act-1987-015) contain definitions and other provisions that affect the interpretation and application of this Regulation.\n> \n> > (2) In this Regulation, a reference to a document includes a reference to a copy of the document.","sortOrder":3},{"sectionNumber":"Part 2","sectionType":"part","heading":"Contracts for sale of land","content":"# Part 2 Contracts for sale of land\n\nPart 2 Contracts for sale of land","sortOrder":4},{"sectionNumber":"Division 1","sectionType":"division","heading":"Documents and warranties—the Act, s 52A","content":"## Division 1 Documents and warranties—the Act, s 52A\n\nDivision 1 Documents and warranties—the Act, s 52A","sortOrder":5},{"sectionNumber":"4","sectionType":"section","heading":"Documents that must be attached to contract","content":"#### 4 Documents that must be attached to contract\n\n4 Documents that must be attached to contract\n\n> > (1) For the Act, section 52A(2)(a), the documents listed in Schedule 1, Part 1, or parts of the documents, relevant to either of the following are prescribed—\n> > \n> > > (a) the land the subject of the contract for sale,\n> > \n> > > (b) for land comprising 1 or more lots in a proposed plan of subdivision—the land from which the lots will be created.\n> \n> > (2) For land comprising 1 or more lots in a plan of subdivision that was registered before the date of the contract, the planning certificate referred to in Schedule 1, Part 1 may relate to either of the following, whether or not the planning certificate also relates to other land—\n> > \n> > > (a) the lots,\n> > \n> > > (b) the land from which the lots have been created.","sortOrder":6},{"sectionNumber":"5","sectionType":"section","heading":"Implied warranty","content":"#### 5 Implied warranty\n\n5 Implied warranty\n\n> For the Act, section 52A(2)(b), the warranty in Schedule 2, Part 1 is prescribed.","sortOrder":7},{"sectionNumber":"6","sectionType":"section","heading":"Exceptions","content":"#### 6 Exceptions\n\n6 Exceptions\n\n> > (1) This Division does not apply to a contract listed in Schedule 4, item 9.\n> \n> > (2) Schedule 1, item 16 does not apply if the notice specified in the item is printed in the contract.","sortOrder":8},{"sectionNumber":"Division 2","sectionType":"division","heading":"Implied terms—the Act, s 52A","content":"## Division 2 Implied terms—the Act, s 52A\n\nDivision 2 Implied terms—the Act, s 52A","sortOrder":9},{"sectionNumber":"7","sectionType":"section","heading":"All contracts for sale of land","content":"#### 7 All contracts for sale of land\n\n7 All contracts for sale of land\n\n> For the Act, section 52A(2)(b), the term in Schedule 3, section 1 is prescribed.","sortOrder":10},{"sectionNumber":"8","sectionType":"section","heading":"All contracts for sale of land—implied terms relating to land tax","content":"#### 8 All contracts for sale of land—implied terms relating to land tax\n\n8 All contracts for sale of land—implied terms relating to land tax\n\n> For the Act, section 52A(2)(b), the following terms are prescribed—\n> \n> > (a) if the contract specifies a date for the completion of the contract—\n> > \n> > > (i) if the date is 14 days or less after the day on which the contract is made—the term in Schedule 3, section 2, or\n> > \n> > > (ii) if the date is more than 14 days after the day on which the contract is made—the term in Schedule 3, section 3,\n> \n> > (b) if the contract does not specify a date for completion of the contract—\n> > \n> > > (i) if the parties to the contract agree on a date for completion that is 14 days or less after the day on which the contract is made—the term in Schedule 3, section 2, or\n> > \n> > > (ii) if the parties to the contract agree on a date for completion that is more than 14 days after the day on which the contract is made—the term in Schedule 3, section 3, or\n> > \n> > > (iii) if the parties to the contract do not agree on a date for completion—the term in Schedule 3, section 3.","sortOrder":11},{"sectionNumber":"9","sectionType":"section","heading":"All off the plan contracts","content":"#### 9 All off the plan contracts\n\n9 All off the plan contracts\n\n> For the Act, section 52A(2)(b), the terms in Schedule 3, sections 4–6 are prescribed for an off the plan contract.","sortOrder":12},{"sectionNumber":"10","sectionType":"section","heading":"Off the plan contracts—implied term if strata units bought off the plan","content":"#### 10 Off the plan contracts—implied term if strata units bought off the plan\n\n10 Off the plan contracts—implied term if strata units bought off the plan\n\n> For the Act, section 52A(2)(b), the term in Schedule 3, section 7 is prescribed if—\n> \n> > (a) the contract is a contract for the sale of a lot in a strata plan or a proposed strata plan, and\n> \n> > (b) the contract is entered into—\n> > \n> > > (i) before the date of registration of the strata plan, or\n> > \n> > > (ii) within 12 months after the date of registration, and\n> \n> > (c) an occupation certificate is required under the [Environmental Planning and Assessment Act 1979](/view/html/inforce/current/act-1979-203), section 6.9(1)(a), and\n> \n> > (d) the contract does not expressly provide that the vendor and the purchaser agree that—\n> > \n> > > (i) an occupation certificate will not be issued before completion of the contract in relation to the building, or part of the building, of which the lot, and any part of the building reasonably necessary to access the lot, form part, and\n> > \n> > > (ii) occupation or use of the lot will not commence before the occupation certificate is issued.","sortOrder":13},{"sectionNumber":"11","sectionType":"section","heading":"All contracts for land and house packages","content":"#### 11 All contracts for land and house packages\n\n11 All contracts for land and house packages\n\n> > (1) For the Act, section 52A(2)(b), the term in Schedule 3, section 8 is prescribed if—\n> > \n> > > (a) the contract is a contract for the sale of a lot in a deposited plan, and\n> > \n> > > (b) the contract provides for—\n> > > \n> > > > (i) the erection by the vendor of a dwelling house on the lot, or\n> > > \n> > > > (ii) the sale of an existing dwelling house, and\n> > \n> > > (c) an occupation certificate is required under the [Environmental Planning and Assessment Act 1979](/view/html/inforce/current/act-1979-203), section 6.9 to commence occupation or use of the dwelling house.\n> \n> > (2) In this section—\n> > \n> > deposited plan—\n> > \n> > > (a) has the same meaning as in the [Conveyancing (General) Regulation 2018](/view/html/inforce/current/sl-2018-0424), and\n> > \n> > > (b) includes a proposed deposited plan.\n> > \n> > dwelling house has the same meaning as in the [Standard Instrument (Local Environmental Plans) Order 2006](/view/html/inforce/current/epi-2006-0155).","sortOrder":14},{"sectionNumber":"Division 3","sectionType":"division","heading":"Disclosure statements for off the plan contracts—the Act, s 66ZM","content":"## Division 3 Disclosure statements for off the plan contracts—the Act, s 66ZM\n\nDivision 3 Disclosure statements for off the plan contracts—the Act, s 66ZM","sortOrder":15},{"sectionNumber":"12","sectionType":"section","heading":"Information that must be included in a draft plan","content":"#### 12 Information that must be included in a draft plan\n\n12 Information that must be included in a draft plan\n\n> > (1) For the Act, section 66ZM(2)(a), the following information is prescribed—\n> > \n> > > (a) the proposed lot number of the subject lot,\n> > \n> > > (b) sufficient information to identify the location of the subject lot,\n> > \n> > > (c) the area of the subject lot,\n> > \n> > > (d) if the subject lot will be affected by a proposed easement or profit à prendre—the site of the proposed easement or profit à prendre,\n> > \n> > > (e) if only part of the subject lot will be affected—\n> > > \n> > > > (i) by a proposed restriction on the use of land—the site of the proposed restriction, or\n> > > \n> > > > (ii) by a proposed positive covenant—a description of the proposed covenant,\n> > \n> > > (f) if the contract relates to land that includes a lot in a proposed strata scheme—\n> > > \n> > > > (i) the draft floor plan, and\n> > > \n> > > > (ii) the draft of the location plan, within the meaning of the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051),\n> > \n> > > (g) if the contract relates to land that includes a lot in a proposed community scheme, precinct scheme or neighbourhood scheme—\n> > > \n> > > > (i) the draft community property plan, precinct property plan or neighbourhood property plan, and\n> > > \n> > > > (ii) the draft detail plan, and\n> > > \n> > > > (iii) the draft of the location plan, within the meaning of the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n> \n> > (2) If the contract relates to land that includes a lot in a proposed strata scheme, the draft plan does not need to include the location or area of a parking or storage area.\n> \n> > (3) For the purposes of this section, substantial compliance with applicable lodgment rules or regulations under the [Real Property Act 1900](/view/html/inforce/current/act-1900-025) or another Act is sufficient for the draft plan.\n> \n> > (4) In this section—\n> > \n> > community property plan, detail plan, precinct property plan and neighbourhood property plan have the same meanings as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n> > \n> > floor plan has the same meaning as in the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).","sortOrder":16},{"sectionNumber":"13","sectionType":"section","heading":"Documents that must be included in a disclosure statement","content":"#### 13 Documents that must be included in a disclosure statement\n\n13 Documents that must be included in a disclosure statement\n\n> > (1) For the Act, section 66ZM(2)(b), the documents listed in Schedule 1, Part 2 are prescribed.\n> \n> > (2) A document is taken to be included in a disclosure statement if it is attached to the contract.\n> \n> > (3) For the purposes of this section, a draft strata management statement or draft building management statement included in a disclosure statement does not need to include a provision for the allocation of the costs of shared expenses as required under—\n> > \n> > > (a) the Act, Schedule 8A, clause 2(1)(e1), or\n> > \n> > > (b) the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051), Schedule 4, clause 2(1)(e).\n> \n> > (4) For the purposes of this section, substantial compliance with applicable lodgment rules or regulations under the [Real Property Act 1900](/view/html/inforce/current/act-1900-025) or another Act is sufficient for a document included in a disclosure statement.","sortOrder":17},{"sectionNumber":"Division 4","sectionType":"division","heading":"Miscellaneous","content":"## Division 4 Miscellaneous\n\nDivision 4 Miscellaneous","sortOrder":18},{"sectionNumber":"14","sectionType":"section","heading":"Prescribed persons and bodies—the Act, s 52A","content":"#### 14 Prescribed persons and bodies—the Act, s 52A\n\n14 Prescribed persons and bodies—the Act, s 52A\n\n> For the Act, section 52A(3), the following persons or bodies are prescribed—\n> \n> > (a) Sydney Water Corporation,\n> \n> > (b) Hunter Water Corporation,\n> \n> > (c) East Australian Pipeline Pty Limited (ACN 064 629 009),\n> \n> > (d) Jemena Gas Networks (NSW) Ltd (ACN 003 004 322).","sortOrder":19},{"sectionNumber":"15","sectionType":"section","heading":"Exemptions—the Act, s 52A","content":"#### 15 Exemptions—the Act, s 52A\n\n15 Exemptions—the Act, s 52A\n\n> > (1) For the Act, section 52A(5)(b) and (c), the Act, section 52A(2) does not apply to the following—\n> > \n> > > (a) a contract listed in Schedule 4, Part 1 or Schedule 4, item 8 or 10,\n> > \n> > > (b) land described in Schedule 4, Part 5.\n> \n> > (2) Subsection (1) does not apply to the following contracts in relation to land comprising an estate or interest specified in Schedule 4, item 15—\n> > \n> > > (a) a contract for the sale of land by a mortgagee exercising a power of sale,\n> > \n> > > (b) a contract for the sale of the equity of redemption in land.","sortOrder":20},{"sectionNumber":"Part 3","sectionType":"part","heading":"Cooling off period for sale of residential property","content":"# Part 3 Cooling off period for sale of residential property\n\nPart 3 Cooling off period for sale of residential property","sortOrder":21},{"sectionNumber":"16","sectionType":"section","heading":"Statement relating to cooling off period—the Act, s 66X","content":"#### 16 Statement relating to cooling off period—the Act, s 66X\n\n16 Statement relating to cooling off period—the Act, s 66X\n\n> > (1) For the Act, section 66X(1), the statement in Schedule 5, Form 1 is prescribed.\n> \n> > (2) The statement must be clearly legible and prominently located.","sortOrder":22},{"sectionNumber":"17","sectionType":"section","heading":"Exemptions—the Act, s 66Y(3)","content":"#### 17 Exemptions—the Act, s 66Y(3)\n\n17 Exemptions—the Act, s 66Y(3)\n\n> > (1) The Act, Part 4, Division 8 does not apply to—\n> > \n> > > (a) contracts listed in Schedule 4, Part 1 or 3, or\n> > \n> > > (b) land described in Schedule 4, Part 5.\n> \n> > (2) Subsection (1) does not apply to the following contracts in relation to land comprising an estate or interest referred to in Schedule 4, item 15—\n> > \n> > > (a) a contract for the sale of residential property by a mortgagee exercising a power of sale,\n> > \n> > > (b) a contract for the sale of the equity of redemption in residential property.\n> \n> > (3) (Repealed)\n> \n> **s 17:** Am 2025 No 50, Sch 3\\[1\\].","sortOrder":23},{"sectionNumber":"Part 4","sectionType":"part","heading":"Options","content":"# Part 4 Options\n\nPart 4 Options\n\n**pt 4, hdg:** Am 2025 No 50, Sch 3\\[2\\].","sortOrder":24},{"sectionNumber":"18","sectionType":"section","heading":"Implied warranty—the Act, s 66ZA","content":"#### 18 Implied warranty—the Act, s 66ZA\n\n18 Implied warranty—the Act, s 66ZA\n\n> For the Act, section 66ZA(1), the warranty in Schedule 2, Part 2 is prescribed if the following are attached to the option—\n> \n> > (a) a proposed contract for the sale of land,\n> \n> > (b) the prescribed documents.","sortOrder":25},{"sectionNumber":"19","sectionType":"section","heading":"Exemptions—the Act, s 66ZK(3)","content":"#### 19 Exemptions—the Act, s 66ZK(3)\n\n19 Exemptions—the Act, s 66ZK(3)\n\n> > (1) The Act, Part 4, Division 9 does not apply to—\n> > \n> > > (a) options listed in Schedule 4, Part 4, or\n> > \n> > > (b) land described in Schedule 4, Part 5.\n> \n> > (2) Subsection (1) does not apply to the following options in relation to land comprising an estate or interest referred to in Schedule 4, item 15—\n> > \n> > > (a) an option granted by a mortgagee exercising a power of sale,\n> > \n> > > (b) an option to purchase the equity of redemption in residential property.\n> \n> **s 19:** Am 2025 No 50, Sch 3\\[3\\].","sortOrder":26},{"sectionNumber":"20","sectionType":"section","heading":"Form of statement relating to cooling off period—the Act, s 66ZH","content":"#### 20 Form of statement relating to cooling off period—the Act, s 66ZH\n\n20 Form of statement relating to cooling off period—the Act, s 66ZH\n\n> > (1) For the Act, section 66ZH(1), the statement in Schedule 5, Form 2 is prescribed.\n> \n> > (2) The statement must be clearly legible and prominently located.","sortOrder":27},{"sectionNumber":"Part 5","sectionType":"part","heading":"Purchasers’ remedies—the Act, s 52A and s 66ZA","content":"# Part 5 Purchasers’ remedies—the Act, s 52A and s 66ZA\n\nPart 5 Purchasers’ remedies—the Act, s 52A and s 66ZA","sortOrder":28},{"sectionNumber":"21","sectionType":"section","heading":"Purchaser may rescind contract or option","content":"#### 21 Purchaser may rescind contract or option\n\n21 Purchaser may rescind contract or option\n\n> > (1) For the Act, section 52A(6), the purchaser under a contract for the sale of land may rescind the contract—\n> > \n> > > (a) for the vendor’s failure to attach the prescribed documents to the contract, or\n> > \n> > > (b) for the vendor’s failure to attach a disclosure statement to an off the plan contract in accordance with the Act, section 66ZM, or\n> > \n> > > (c) for breach of a warranty prescribed under the Act, section 52A(2)(b).\n> \n> > (2) For the Act, section 66ZA(2)(b), the purchaser under an option may rescind the option for breach of a warranty prescribed under the Act, section 66ZA(1).\n> \n> > (3) Subsections (1)(c) and (2) apply if—\n> > \n> > > (a) the breach constitutes a failure to disclose to the purchaser the existence of a matter affecting the land, and\n> > \n> > > (b) the purchaser was unaware of the existence of the matter when the contract or option was entered into, and\n> > \n> > > (c) the purchaser would not have entered into the contract or option had the purchaser been aware of the matter, and\n> > \n> > > (d) if the rescission is for breach of the part of the warranty in Schedule 2, item 1(d) or 5(d)—a building information certificate for the building, or part of the building, to which the warranty relates has not been issued since the date of the relevant contract or option.\n> \n> **s 21:** Am 2025 No 50, Sch 3\\[3\\].","sortOrder":29},{"sectionNumber":"22","sectionType":"section","heading":"Method of rescinding contract or option","content":"#### 22 Method of rescinding contract or option\n\n22 Method of rescinding contract or option\n\n> > (1) For the Act, sections 52A(6) and 66ZA(2), a purchaser may rescind a contract or option under section 21 by written notice served on the vendor—\n> > \n> > > (a) for a contract—\n> > > \n> > > > (i) if the purchaser’s right to rescind arises from the vendor’s failure to attach the prescribed documents or a disclosure statement—within 14 days after the contract is made, unless the contract has been completed, or\n> > > \n> > > > (ii) if the purchaser’s right to rescind arises from the vendor’s breach of warranty prescribed under the Act, section 52A(2)(b)—before the contract is completed, or\n> > \n> > > (b) for an option—before the earlier of the following—\n> > > \n> > > > (i) the option is exercised, or\n> > > \n> > > > (ii) the option ceases to be exercisable.\n> \n> > (2) Service of the written notice may be effected in accordance with—\n> > \n> > > (a) the Act, section 170, or\n> > \n> > > (b) the service provisions in the contract or option.","sortOrder":30},{"sectionNumber":"23","sectionType":"section","heading":"Effect of notice of rescission of contract or option","content":"#### 23 Effect of notice of rescission of contract or option\n\n23 Effect of notice of rescission of contract or option\n\n> > (1) For the Act, sections 52A(6) and 66ZA(2), a notice of rescission served in accordance with section 22—\n> > \n> > > (a) rescinds a contract from the time the contract was made, and\n> > \n> > > (b) rescinds an option from the time the option was granted.\n> \n> > (2) If a contract for the sale of land is rescinded, the vendor must refund to the purchaser—\n> > \n> > > (a) the deposit, and\n> > \n> > > (b) any other money paid by the purchaser to the vendor under the contract.\n> \n> > (3) If an option is rescinded, the vendor must refund to the purchaser—\n> > \n> > > (a) any consideration paid in relation to the option, and\n> > \n> > > (b) any deposit paid in relation to the purchase of the property.\n> \n> > (4) The rescission of the contract or option does not render the vendor liable to pay to the purchaser, or the purchaser liable to pay to the vendor, damages, costs or expenses.\n> \n> > (5) However, subsection (4) does not affect a liability under the contract or option in relation to—\n> > \n> > > (a) the payment of damages, costs or expenses arising from a breach of a term or condition of the contract or option, or\n> > \n> > > (b) the payment of damages, costs or expenses arising from a breach of a warranty in the contract or option, other than a warranty prescribed by section 5 or 18, or\n> > \n> > > (c) an adjustment between the vendor and a purchaser who has taken possession of the land before completion of the contract or option, or\n> > \n> > > (d) the reimbursement of the purchaser for expenses incurred in complying with a requirement of an order, direction or notice in connection with the land.\n> \n> **s 23:** Am 2025 No 50, Sch 3\\[3\\].","sortOrder":31},{"sectionNumber":"Part 6","sectionType":"part","heading":"Miscellaneous","content":"# Part 6 Miscellaneous\n\nPart 6 Miscellaneous","sortOrder":32},{"sectionNumber":"24","sectionType":"section","heading":"Material particulars for off the plan contracts—the Act, s 66ZL","content":"#### 24 Material particulars for off the plan contracts—the Act, s 66ZL\n\n24 Material particulars for off the plan contracts—the Act, s 66ZL\n\n> > (1) For the Act, section 66ZL(1), definition of material particular, paragraph (e), a provision of any of the following documents that will, or is likely to, adversely affect the use or enjoyment of the subject lot is prescribed—\n> > \n> > > (a) a strata management statement,\n> > \n> > > (b) a building management statement,\n> > \n> > > (c) a management statement,\n> > \n> > > (d) a strata development contract,\n> > \n> > > (e) a development contract.\n> \n> > (2) For the Act, section 66ZL(1), definition of material particular, the following matters are excluded—\n> > \n> > > (a) a change to the proposed lot number of the subject lot,\n> > \n> > > (b) a change to the proposed street name in which the subject lot is located,\n> > \n> > > (c) a change to, or the inclusion of, a provision for the allocation of the costs of shared expenses relating to parts of the subject building in a building management statement or a strata management statement, if the allocation of costs complies with—\n> > > \n> > > > (i) for a building management statement—the Act, Schedule 8A, clause 2(1)(e1), or\n> > > \n> > > > (ii) for a strata management statement—the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051), Schedule 4, clause 2(1)(e),\n> > \n> > > (d) if the contract relates to land that includes a lot in a proposed strata scheme—a change to, or the inclusion of, the specific location or area of the parking or storage area, if the change or inclusion is made in accordance with the contract.","sortOrder":33},{"sectionNumber":"25","sectionType":"section","heading":"Application of the Act, Part 4, Division 10 to certain options—the Act, s 66ZU(4)","content":"#### 25 Application of the Act, Part 4, Division 10 to certain options—the Act, s 66ZU(4)\n\n25 Application of the Act, Part 4, Division 10 to certain options—the Act, s 66ZU(4)\n\n> The Act, Part 4, Division 10, other than section 66ZS, does not apply to an off the plan contract signed after the commencement of the Division if the contract arose from an option entered into before that commencement.","sortOrder":34},{"sectionNumber":"26","sectionType":"section","heading":"Savings relating to repeal of 2017 Regulation","content":"#### 26 Savings relating to repeal of 2017 Regulation\n\n26 Savings relating to repeal of 2017 Regulation\n\n> > (1) An act, matter or thing that, immediately before the repeal of the [Conveyancing (Sale of Land) Regulation 2017](/view/html/repealed/current/sl-2017-0372), had effect under the Regulation continues to have effect under this Regulation.\n> \n> > (2) An Act, matter or thing given or done in connection with a contract or option entered into during the transitional period is taken to comply with this Regulation if the act, matter or thing would have complied with the [Conveyancing (Sale of Land) Regulation 2017](/view/html/repealed/current/sl-2017-0372).\n> \n> > (3) In this section—\n> > \n> > transitional period means the period from the commencement of this Regulation until the end of 28 February 2023.","sortOrder":35},{"sectionNumber":"27","sectionType":"section","heading":"Transitional provision—planning certificates","content":"#### 27 Transitional provision—planning certificates\n\n27 Transitional provision—planning certificates\n\n> For the period from the commencement of this Regulation until 30 September 2022, a reference in this Regulation to—\n> \n> > (a) the [Environmental Planning and Assessment Regulation 2021](/view/html/inforce/current/sl-2021-0759), section 290(2), is taken to be a reference to the [Environmental Planning and Assessment Regulation 2000](/view/html/repealed/current/sl-2000-0557), clause 279(2), and\n> \n> > (b) the [Environmental Planning and Assessment Regulation 2021](/view/html/inforce/current/sl-2021-0759), Schedule 2, is taken to be a reference to the [Environmental Planning and Assessment Regulation 2000](/view/html/repealed/current/sl-2000-0557), Schedule 4.\n> \n> Note—\n> \n> See the [Environmental Planning and Assessment Regulation 2021](/view/html/inforce/current/sl-2021-0759), Schedule 6, section 8.","sortOrder":36},{"sectionNumber":"28","sectionType":"section","heading":"Transitional provision—forms","content":"#### 28 Transitional provision—forms\n\n28 Transitional provision—forms\n\n> > (1) This section applies to the following—\n> > \n> > > (a) contracts for the sale of residential property,\n> > \n> > > (b) options.\n> \n> > (2) For the period from the commencement of this provision until 31 May 2026, a contract or option to which this section applies is not invalid only because the contract or option includes a copy of a relevant form in Schedule 5 as in force immediately before the commencement of this provision.\n> \n> **s 28:** Ins 2025 No 50, Sch 3\\[4\\].","sortOrder":37},{"sectionNumber":"Schedule 1","sectionType":"schedule","heading":"Prescribed documents","content":"# Schedule 1 Prescribed documents\n\nSchedule 1 Prescribed documents","sortOrder":38},{"sectionNumber":"Schedule 2","sectionType":"schedule","heading":"Prescribed warranties","content":"# Schedule 2 Prescribed warranties\n\nSchedule 2 Prescribed warranties\n\nsections 5 and 18","sortOrder":64},{"sectionNumber":"29","sectionType":"section","heading":null,"content":"#### 29\n\n29\n\nA direction under the [Native Vegetation Act 2003](/view/html/repealed/current/act-2003-103), section 38(1), as in force on the repeal of the [Native Vegetation Act 2003](/view/html/repealed/current/act-2003-103) and continued under the [Biodiversity Conservation (Savings and Transitional) Regulation 2017](/view/html/inforce/current/sl-2017-0433), clause 54(2).","sortOrder":96},{"sectionNumber":"30","sectionType":"section","heading":null,"content":"#### 30\n\n30\n\nOne or both of the following under the [Trees (Disputes Between Neighbours) Act 2006](/view/html/inforce/current/act-2006-126)—\n\n> (a) an application for an order requiring work to be carried out in relation to a tree,\n\n> (b) if an order requiring work to be carried out in relation to a tree has been made and the work has not been carried out fully in compliance with the order—the order.","sortOrder":97},{"sectionNumber":"31","sectionType":"section","heading":null,"content":"#### 31\n\n31\n\nAn order under the repealed [Coastal Protection Act 1979](/view/html/repealed/current/act-1979-013), Part 4D in relation to temporary coastal protection works on the land or public land adjacent to the land, unless the council is satisfied that the order has been fully complied with.","sortOrder":98},{"sectionNumber":"32","sectionType":"section","heading":null,"content":"#### 32\n\n32\n\nAn emergency order or a control order under the [Biosecurity Act 2015](/view/html/inforce/current/act-2015-024) that has been served on the owner or occupier of the land.","sortOrder":99},{"sectionNumber":"33","sectionType":"section","heading":null,"content":"#### 33\n\n33\n\nAn individual biosecurity direction under the [Biosecurity Act 2015](/view/html/inforce/current/act-2015-024) that—\n\n> (a) prohibits, regulates or controls the doing of anything, or\n\n> (b) requires anything to be done.","sortOrder":100},{"sectionNumber":"34","sectionType":"section","heading":null,"content":"#### 34\n\n34\n\nA biosecurity undertaking under the [Biosecurity Act 2015](/view/html/inforce/current/act-2015-024).","sortOrder":101},{"sectionNumber":"35","sectionType":"section","heading":null,"content":"#### 35\n\n35\n\nA mandatory code compliant certificate issued under the [Local Land Services Act 2013](/view/html/inforce/current/act-2013-051), Part 5A that requires the establishment of a set aside area.","sortOrder":102},{"sectionNumber":"36","sectionType":"section","heading":null,"content":"#### 36\n\n36\n\nA remediation order within the meaning of the [Biodiversity Conservation Act 2016](/view/html/inforce/current/act-2016-063), Part 11.","sortOrder":103},{"sectionNumber":"Schedule 3","sectionType":"schedule","heading":"Prescribed terms","content":"# Schedule 3 Prescribed terms\n\nSchedule 3 Prescribed terms\n\nsections 7–11","sortOrder":104},{"sectionNumber":"Schedule 4","sectionType":"schedule","heading":"Exempt contracts, options and land","content":"# Schedule 4 Exempt contracts, options and land\n\nSchedule 4 Exempt contracts, options and land\n\nsections 6, 15, 17 and 19\n\n**sch 4:** Am 2025 No 50, Sch 3\\[5\\].","sortOrder":113},{"sectionNumber":"Schedule 5","sectionType":"schedule","heading":"Forms","content":"# Schedule 5 Forms\n\nSchedule 5 Forms\n\nsections 16 and 20\n\nForm 1 Cooling off period (purchaser’s rights)\n\nForm 2 Cooling off period (purchaser’s rights)\n\n**sch 5:** Am 2025 No 50, Sch 3\\[6\\] \\[7\\].","sortOrder":135},{"sectionNumber":"Schedule 6","sectionType":"schedule","heading":"Dictionary","content":"# Schedule 6 Dictionary\n\nSchedule 6 Dictionary\n\nsection 3\n\nassociation property has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\nbuilding information certificate means a building information certificate issued in accordance with the [Environmental Planning and Assessment Act 1979](/view/html/inforce/current/act-1979-203), Division 6.7.\n\nbuilding management statement means a building management statement registered or proposed to be registered under the Act, Part 23, Division 3B.\n\ncommon property has the same meaning as in the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).\n\ncommunity plan has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\ncommunity scheme has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\ncomputer folio certificate has the same meaning as in the [Real Property Act 1900](/view/html/inforce/current/act-1900-025).\n\nCrown land has the same meaning as in the [Crown Land Management Act 2016](/view/html/inforce/current/act-2016-058).\n\ncurrent land tax certificate, in relation to a contract for the sale of land, means a certificate applied for by, or on behalf of, the vendor that—\n\n> (a) is issued under the [Land Tax Management Act 1956](/view/html/inforce/current/act-1956-026), section 47—\n> \n> > (i) in the year in which the contract is to be completed, or\n> \n> > (ii) no more than 3 months before the date on which service is required by the term, and\n\n> (b) relates to—\n> \n> > (i) the land the subject of the contract for sale, or\n> \n> > (ii) for a contract for the sale of land comprising 1 or more lots in a proposed plan of subdivision—the land from which those lots are to be created.\n\ndevelopment contract has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\ndevelopment scheme has the same meaning as in the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).\n\ndisclosure statement has the same meaning as in the Act, Part 4, Division 10.\n\nfolio means a folio of the Register maintained by the Registrar-General under the [Real Property Act 1900](/view/html/inforce/current/act-1900-025).\n\nfreehold strata scheme has the same meaning as in the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).\n\nleasehold strata scheme has the same meaning as in the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).\n\nmanagement statement has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\nneighbourhood plan has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\nneighbourhood scheme has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\noccupation certificate has the same meaning as in the [Environmental Planning and Assessment Act 1979](/view/html/inforce/current/act-1979-203).\n\noff the plan contract has the same meaning as in the Act, Part 4, Division 10.\n\noption has the same meaning as in the Act, Part 4, Division 8.\n\nparking or storage area, in relation to a contract that relates to land that includes a lot in a proposed strata scheme, means the part of the lot—\n\n> (a) to be used primarily for storage or parking, and\n\n> (b) not to be used for residential purposes, and\n\n> (c) that is not contiguous to the main part of the lot.\n\nplanning certificate—\n\n> (a) means a certificate issued under the [Environmental Planning and Assessment Act 1979](/view/html/inforce/current/act-1979-203), section 10.7(2), and\n\n> (b) does not include a certificate referred to in the [Environmental Planning and Assessment Regulation 2021](/view/html/inforce/current/sl-2021-0759), section 290(2).\n\nprecinct plan has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\nprecinct scheme has the same meaning as in the [Community Land Development Act 2021](/view/html/inforce/current/act-2021-006).\n\nprescribed documents means the documents prescribed by section 4 for the Act, section 52A(2)(a).\n\nproperty certificate, in relation to land—\n\n> (a) means the following—\n> \n> > (i) a copy of the folio for the land,\n> \n> > (ii) a computer folio certificate in relation to the land,\n> \n> > (iii) a document that—\n> > \n> > > (A) contains the same information as in the folio for the land, and\n> > \n> > > (B) is certified, by or on behalf of the person to whom the information has been provided, as having been provided in accordance with the [Real Property Act 1900](/view/html/inforce/current/act-1900-025), section 96B(2), and\n\n> (b) for a lease folio—includes the head title and each lease folio relating to the head title.\n\npurchaser, in relation to an option, has the same meaning as in the Act, Part 4, Division 9.\n\nrecognised sewerage authority means a public authority or local authority that provides a sewage disposal service and includes—\n\n> (a) Hunter Water Corporation, and\n\n> (b) Sydney Water Corporation, and\n\n> (c) a licensed network operator within the meaning of the [Water Industry Competition Act 2006](/view/html/inforce/current/act-2006-104).\n\nsection 603 certificate means a certificate issued under the [Local Government Act 1993](/view/html/inforce/current/act-1993-030), section 603(3).\n\nsewer main means the part of sewerage infrastructure that comprises the main sewage pipe into which sewage is discharged from premises.\n\nsewerage infrastructure means infrastructure that is, or is to be, used for the treatment, storage, conveyance or reticulation of sewage, and—\n\n> (a) includes an outfall pipe or other work that stores or conveys water leaving the infrastructure, but\n\n> (b) does not include a pipe fitting or apparatus situated upstream of a customer’s connection point to a sewer main.\n\nstrata development contract has the same meaning as in the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).\n\nstrata management statement has the same meaning as in the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).\n\nstrata plan has the same meaning as in the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).\n\nstrata scheme has the same meaning as in the [Strata Schemes Management Act 2015](/view/html/inforce/current/act-2015-050).\n\nthe Act means the [Conveyancing Act 1919](/view/html/inforce/current/act-1919-006).\n\n**sch 6:** Am 2025 No 50, Sch 3\\[8\\] \\[9\\].","sortOrder":146}],"analysis":{"kimi_summary":{"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":false,"description":"The Regulation appears consistent with its original purpose under the Conveyancing Act 1919. It updates and replaces the 2017 Regulation with modernised references (e.g., to the Community Land Development Act 2021) and adds specific protections for off-the-plan purchasers and options, but these represent evolutionary refinements rather than scope creep. The structure remains focused on vendor disclosure, contract terms, and cooling-off protections as originally intended."},"complexity_factors":["Extensive cross-referencing to at least 15 other Acts including the Conveyancing Act 1919, Strata Schemes Development Act 2015, Community Land Development Act 2021, and Environmental Planning and Assessment Act 1979","47 defined terms in Schedule 6 Dictionary, many incorporating definitions from other legislation by reference","Nested conditional logic throughout—particularly in Schedule 1 where document requirements vary based on land type (strata, community, neighbourhood schemes, leasehold vs freehold, Crown land, etc.)","Multiple exception layers: general exemptions in Schedule 4, specific exemptions in sections 6 and 15, and 'exceptions to exemptions' in sections 15(2), 17(2), and 19(2)","Dual warranty structures: separate but nearly identical warranties for contracts (Schedule 2 Part 1) and options (Schedule 2 Part 2)","36 distinct 'adverse affectations' listed in Schedule 2 Part 3, each triggering disclosure obligations","Complex timing provisions for land tax certificates (sections 8, Schedule 3 sections 2-3) with 14-day thresholds affecting different implied terms","Transitional provisions (sections 26-28) creating temporary compliance pathways and savings provisions","Substantial compliance provisions allowing documents to meet requirements even if not strictly perfect (sections 12(3), 13(4))"],"plain_english_summary":"**What this legislation does:**\n\nThis Regulation sets out the rules for selling land in New South Wales. It tells vendors (sellers) exactly what documents they must attach to contracts, what promises (warranties) they automatically make to buyers, and what standard terms are included in every land sale contract—even if they're not written in.\n\n**Who it affects:**\n\n- **Vendors and purchasers** of residential and commercial property in NSW\n- **Real estate agents** and **conveyancers** (property lawyers)\n- **Developers** selling properties \"off the plan\" (before they're built)\n- **Mortgagees** (banks selling repossessed properties)\n\n**Key things it covers:**\n\n- **Mandatory documents**: Sellers must attach specific certificates and plans to contracts—things like planning certificates, sewer diagrams, strata plans, and swimming pool compliance certificates.\n- **Automatic warranties**: Every seller promises the land isn't subject to hidden problems like road proposals, heritage listings, demolition orders, or biosecurity restrictions—unless they disclose them.\n- **Cooling-off periods**: Buyers of residential property get 5 business days (or 10 for off-the-plan purchases) to change their mind, losing only 0.25% of the price if they do.\n- **Off-the-plan sales**: Special rules for buying apartments before they're built, including disclosure statements and occupation certificate requirements.\n- **Options**: Rules for \"option agreements\" (where a buyer pays for the right to purchase later), including cooling-off periods and warranties.\n- **Remedies**: If sellers break the rules, buyers can cancel the contract and get their deposit back.\n\n**Why it matters:**\n\nThis Regulation protects buyers from nasty surprises by forcing sellers to disclose important information upfront. It standardises property transactions across NSW, so everyone knows what paperwork is required and what rights they have. Without it, buyers might discover hidden easements, council demolition orders, or unpaid land tax only after they've committed to the purchase."},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The Regulation replaces the Conveyancing (Sale of Land) Regulation 2017 (s 2). It contains savings and transitional provisions that preserve acts done under the 2017 Regulation (s 26) and temporary references/forms relief (ss 27–28). The text also records later amendments (annotations such as 'Am 2025 No 50' beside several provisions and schedules), indicating that parts of the Regulation have been altered since commencement. Those replacement and amendment notes in the instrument show that the regulatory framework and some practical details (for example, exemptions, headings and form provisions annotated as amended) have been changed from the earlier instrument; transitional provisions were included to manage continuity (ss 26–28)."},"complexity_factors":["Extensive cross-references to multiple other Acts and subordinate instruments (Environmental Planning and Assessment Act/regulation, Real Property Act, Strata Schemes Acts, Local Government Act, Biosecurity and others) increasing interpretive complexity (see s 3, multiple schedule items).","Detailed schedules listing many specific prescribed documents and categories of adverse affectations (Schedule 1, Schedule 2 Part 3), which require factual assessment for each property.","Multiple conditional timing rules tied to transaction dates (e.g. land tax certificates, occupation certificates, cooling-off periods, rescission notice windows — Sch 3 cl 2–3, 7–8; Schedule 5; ss 22–23).","Layered remedies and dispute resolution: rescission, a capped compensation alternative (up to 2%), and an arbitration regime with appointment deadlines and finality rules (Sch 3 cl 4–6).","Numerous exemptions and carve-outs across types of contracts, options and land (Schedule 4), creating many application permutations.","Transitional and savings provisions (ss 26–28) and later amendment annotations (2025 Amendments noted in text), which complicate applicability over time.","Mandatory prescribed forms and legibility/location requirements for statements (s 16, s 20; Schedule 5), requiring compliance checks on presentation as well as substance."],"plain_english_summary":"What this Regulation does (mechanics)\n\n- Requires certain documents and statements to be attached to contracts and options for the sale of land (see s 4 and Schedule 1). Examples include planning certificates, property certificates or folios, registered instruments affecting the title, and, for strata/community schemes, plans and management statements (Schedule 1, items 1–15).\n- Prescribes warranties vendors are taken to give in contracts and options unless they are disclosed in the contract/option (s 5 and s 18; Schedule 2 Parts 1–2). Those warranties cover matters like whether the land is subject to listed adverse affectations, presence of sewer lines, planning-certificate disclosures, certain building orders, and whether particular statutory charges apply (Schedule 2 items 1 and 5).\n- Sets implied contractual terms that cannot be excluded by agreement (Schedule 3). These include rights for purchasers to object to encroachments (Sch 3 cl 1), timing and delivery rules for land tax certificates and occupation certificates (Sch 3 cl 2–3, 7–8), and a mechanism for purchasers of off-the-plan lots to claim compensation instead of rescinding (Sch 3 cl 4–6).\n- Prescribes the content and placement of the statutory cooling-off statements for residential contracts and for options (s 16, s 20; Schedule 5 Forms 1–2) and explains the cooling-off mechanics (Schedule 5) including the forfeiture rate (0.25% of purchase price) and exceptions when no cooling-off period applies.\n- Gives purchasers express rescission rights where prescribed documents are not attached or prescribed warranties are breached and sets out how to exercise rescission and the financial consequences (ss 21–23).\n- Lists specific public bodies as prescribed persons for the purposes of statutory disclosure (s 14).\n- Lists a set of exempt contracts, options and classes of land to which some of these rules do not apply (s 15; Schedule 4).\n- Provides transitional and savings rules so acts done under the earlier 2017 Regulation continue to have effect, and temporary references and form‑use relief during transitional dates (ss 26–28).\n\nWho this affects (stakeholders and decisions)\n\n- Vendors (sellers): must obtain and attach prescribed documents, give the prescribed warranties unless the matter is disclosed, provide land tax certificates or occupation certificates within the time windows set out, and refund deposits where rescission validly occurs. Vendors bear the expense and administrative burden of collecting, certifying and attaching the listed documents (s 4; Schedule 1; Schedule 2 warranties).\n- Purchasers (buyers and option-holders): have prescribed information and cooling-off rights, can rescind in specified circumstances (ss 21–23), or elect a capped compensation remedy instead of rescission for certain off‑the‑plan issues (Sch 3 cl 4–6). Purchasers pay the forfeiture on cooling off where applicable (Schedule 5).\n- Intermediaries (real estate agents, solicitors, conveyancers): will implement the document attachment and statement requirements, serve notices, and may hold disputed claim amounts in accordance with the settlement rules (ss 22; Sch 3 cl 6).\n- Third parties and agencies named as prescribed persons (s 14) are explicitly identified as organisations whose documents or statements are relevant to disclosure.\n- Arbitrators and the Secretary of the Department of Customer Service: involved in appointing arbitrators and finalising compensation claims where parties cannot agree (Sch 3 cl 5(2)–(3)).\n\nWhy it matters (stated rationale and operational trade-offs)\n\n- The Regulation sets uniform, contract-level disclosure and warranty rules designed to put specified information before purchasers and to create fixed remedies where prescribed disclosure or warranties are not provided (see ss 4–5, 12–13, Schedule 2, Schedule 3). That is the apparent statutory aim stated in the instrument’s mechanics.\n\nCosts, incentives and trade-offs (mechanisms, not judgments)\n\n- Who pays: vendors bear the upfront cost and time of assembling prescribed documents (planning certificates, property certificates/folios, strata/community plans and statements, building compliance material where relevant — Schedule 1). Vendors also bear the risk of refunding deposits if purchasers validly rescind (s 23(2)).\n- Compliance burden: Many specific documents are required, and timing rules are precise (e.g. land tax certificates served same day if completion is within 14 days, or at least 14 days before completion otherwise — Sch 3 cl 2–3). Off‑the‑plan sales require draft plans and strata/community documentation to be attached or included in the disclosure statement (s 12; s 13). These requirements create discrete administrative tasks and deadline risk for vendors and their advisers.\n- Incentives: The availability of rescission and a capped compensation alternative (up to 2% of purchase price for certain off‑the‑plan defects — Sch 3 cl 4) gives purchasers a concrete remedy that may encourage careful pre-contract inspection and reliance on disclosed material. Vendors face incentive to disclose matters promptly to avoid rescission or compensation claims.\n- Substitution effects & opportunity costs: Vendors may choose to include fuller express contract terms or pre-contract certificates (for example, a certificate that negates the cooling-off period under Schedule 5 para 3(a)) to limit purchasers’ rights; conversely, purchasers may demand additional due diligence or delay completion to verify attachments and certificates.\n- Limits on remedies: The Regulation caps compensation in some circumstances (Sch 3 cl 4–5(4)) and sets finality rules where an arbitrator decides the compensation claim (Sch 3 cl 5(5)). It also displaces liability for damages in respect of rescinded contracts except in listed circumstances (s 23(4)–(5)). These rules adjust the expected cost of non-disclosure for vendors and the likely recovery for purchasers.\n\nBureaucratic discretion and implementation risks\n\n- The Regulation cross-references many other Acts and subordinate instruments (notably instruments under the Environmental Planning and Assessment Act 1979, Real Property Act 1900, Strata Schemes Acts and Local Government Act). That reliance means correct application depends on interpreting and obtaining documents from other statutory schemes (see s 3, various schedule entries). Timing and transitional rules (ss 26–28) are provided to manage the changeover from the 2017 Regulation.\n- The Secretary of the Department of Customer Service has a role in approving arbitrator appointment methods if the parties fail to appoint one (Sch 3 cl 5(3)), which is a point where administrative discretion can affect the dispute resolution pathway.\n\nConcrete behavioural changes required\n\n- Vendors must obtain and attach prescribed documents and issue certain certificates or face rescission or compensation risk (s 4; Schedule 1; Schedule 2).\n- Purchasers may exercise rescission rights or pursue a 2% compensation remedy for off‑the‑plan changes, and must serve written notices within the statutory timeframes (ss 21–23; Sch 3 cl 4–6).\n- Contracts and options must carry prescribed cooling-off statements in the form set out (s 16, s 20; Schedule 5) and those statements must be legible and prominent.\n\nKey cross-references in the Regulation\n\n- Document and disclosure requirements: s 4, Schedule 1; disclosure statements for off‑the‑plan contracts: ss 12–13.\n- Prescribed warranties: s 5 (contracts), s 18 (options); details in Schedule 2.\n- Rescission and remedies: ss 21–23; prescribed compensation alternative and arbitration: Schedule 3 cl 4–6.\n- Cooling-off statements and forfeiture: s 16, s 20; Schedule 5 Forms and mechanics.\n- Exemptions: s 15; Schedule 4 lists classes of exempt contracts/options/land.\n- Transitional and savings provisions: ss 26–28.\n\nBottom line\n\nMechanically, the Regulation prescribes what documents, statements and warranties must be attached to land-sale contracts and options, sets required cooling-off statements, creates specific purchaser remedies (rescission and capped compensation in set cases) and defines timing and procedural steps for those remedies. It allocates the administrative and financial burden mainly to vendors (document production, disclosure risk), gives purchasers defined rights and limited compensation options, and routes some dispute resolution through arbitration with administrative involvement if parties do not agree (Schedule 3)."},"issue_detection":{"absurdities":[],"contradictions":[]},"summary":{"complexity_score":5,"scope_assessment":{"changed":true,"description":"The regulation has been amended since it was originally made in August 2022, with a significant update commencing 15 August 2025. A further amendment relating to strata schemes is pending but not yet commenced, suggesting the scope has been incrementally expanded — particularly to address strata (apartment and unit) property matters — beyond the original 2022 version."},"complexity_factors":["Operates as subordinate legislation (a regulation) beneath the Conveyancing Act 1919, requiring understanding of both instruments together","Two versions in force across different time periods (2022 and 2025 amendments) create potential confusion about which rules apply when","Pending but uncommenced amendments from the Strata Schemes Legislation Amendment Act 2025 add a layer of uncertainty for strata property transactions","Scheduled automatic repeal on 1 September 2027 means practitioners must monitor for replacement instruments","Intersects with multiple areas of law including contract law, property law, consumer protection, and strata law","Limited substantive content was provided in the source text — full complexity assessment is constrained by the absence of the regulation's operative provisions"],"plain_english_summary":"## Conveyancing (Sale of Land) Regulation 2022 (NSW)\n\nThis is a **NSW regulation** that sets out the rules governing how land is sold in New South Wales. It sits underneath the *Conveyancing Act 1919* and deals with the paperwork, disclosures, and procedures that buyers and sellers must follow when property changes hands.\n\n**Who does this affect?**\n- Anyone **buying or selling residential or commercial land** in NSW\n- **Conveyancers and solicitors** who handle property transactions\n- **Real estate agents** involved in land sales\n\n**What does it cover?**\nTypically, regulations like this prescribe things such as:\n- What information must be included in a **contract for sale of land** (the legal document used when property is sold)\n- What **disclosure documents** (warning notices and certificates) a seller must give a buyer before signing\n- The standard form of **vendor disclosure** (what the seller must tell you about the property upfront)\n- Cooling-off rights and related procedures\n\n**Important practical notes:**\n- The regulation was **updated on 15 August 2025**, so there is a current version in force\n- A further amendment (from the *Strata Schemes Legislation Amendment Act 2025*) is **not yet in force** — meaning rules around strata properties (apartments and units in shared buildings) may change further\n- This regulation is scheduled to be **automatically repealed (cancelled) on 1 September 2027** under NSW's system of reviewing regulations periodically — after which it will either be remade or replaced\n\n**Bottom line:** If you are buying or selling property in NSW, this regulation controls what must be in your contract and what the seller must tell you before you sign. Your solicitor or conveyancer will apply these rules on your behalf."},"flash_summary_failed":{"failed":true,"reason":"Unauthenticated. Configure AI_GATEWAY_API_KEY or use a provider module. Learn more: https://ai-sdk.dev/unauthenticated-ai-gateway","source":"analysis-cron"}},"importantCases":[],"_links":{"self":"/api/acts/conveyancing-sale-of-land-regulation-2022","history":"/api/acts/conveyancing-sale-of-land-regulation-2022/history","analysis":"/api/acts/conveyancing-sale-of-land-regulation-2022/analysis","conflicts":"/api/acts/conveyancing-sale-of-land-regulation-2022/conflicts","importantCases":"/api/acts/conveyancing-sale-of-land-regulation-2022/important-cases","documents":"/api/acts/conveyancing-sale-of-land-regulation-2022/documents"}}