When you are buying property, you will usually see two types of conveyancing costs: professional fees and disbursements. Professional fees are the amount charged for the legal work involved in managing your matter. Disbursements are separate costs paid to third parties as part of checking, preparing and completing your purchase.

In plain English, disbursements are the behind-the-scenes costs needed to properly investigate the property and complete settlement. Many are paid to government bodies for searches, certificates, registration and duties. Others may be paid to councils, water authorities, settlement platforms, search providers or strata and owners corporation managers.

Why disbursements change from property to property

No two property purchases are exactly the same. The final disbursements can depend on the state or territory, the property type, the title structure, the lender requirements, whether extra searches are needed, and what information is already available in the contract.

That is why a standalone home and an apartment can have different disbursement items. The legal process may look similar from the outside, but the checks needed for the property can be very different.

Example: buying a standalone home

If you are buying a standalone house, the disbursements usually focus on confirming the land, title, government information, rates, water and any property-specific issues that may affect the purchase.

• Title search - confirms the legal owner, title details, registered interests and any encumbrances that may affect the property.
• Plan or deposited plan search - helps confirm the land boundaries and the registered plan connected to the title.
• Council or planning certificates - provide information about zoning, planning controls and council matters that may affect how the property can be used.
• Water or sewer searches - help identify water authority information, service availability and any relevant water usage or sewer details.
• Rates, land tax or adjustment searches - support settlement calculations so the right amount is adjusted between buyer and seller.
• Registration and settlement fees - cover lodgement, transfer registration and electronic settlement steps required to complete the transaction.

The benefit for the buyer is clarity. These checks help your conveyancing team identify key information before settlement, calculate adjustments correctly and reduce the risk of surprises after you take ownership.

Example: buying an apartment

Apartments can involve a different set of disbursements because you are not only buying the lot itself. You are usually also buying into a strata scheme or owners corporation, which means there are shared areas, shared costs, rules and financial records to check.

• Strata or owners corporation certificate - gives information about levies, insurance, scheme details and management information.
• Strata inspection report or records review - can show meeting minutes, building issues, special levies, works planned and the financial position of the scheme.
• Common property and by-law information - helps you understand rules around renovations, pets, parking, storage, noise and the use of shared spaces.
• Title and plan searches - confirm the apartment lot, the plan and any interests or restrictions recorded on title.
• Settlement and registration fees - support electronic settlement, transfer lodgement and registration requirements.

For apartment buyers, these disbursements can be especially valuable. They can help you understand the building, the ongoing costs, the rules of the scheme and any issues that may affect your decision before settlement.

Why they are usually paid on top of professional fees

Disbursements are usually charged on top of professional fees because they are not the conveyancer’s fee for doing the work. They are third-party costs required to obtain information, lodge documents, complete settlement or meet government and authority requirements.

A good conveyancing team should explain what has been ordered, why it is needed and how it supports your purchase. The goal is not just to collect documents. The goal is to give you a clearer view of what you are buying.