The List of Documents on Page 4 of the NSW Contract for the Sale and Purchase of Land (2022 edition) is one of the most critical components of the contract. This section outlines all supporting documents that are attached to—or should be included with—the contract to give the purchaser full transparency and protect their legal rights. Whether you're a buyer, seller, or property professional, understanding this list is essential for conducting due diligence.

What Is the “List of Documents”?

It’s a checklist that confirms which documents have been included with the contract. These documents provide vital legal, planning, infrastructure, and title information. It’s divided into five key categories:

1. General Property Documents

These are essential for most property sales and include:

These documents help the purchaser assess zoning, easements, land constraints, and development potential.

2. Strata or Community Title Documents (if applicable)

This section is relevant if the property is part of a strata scheme, community title, or neighbourhood plan. Examples include:

• Strata by-laws
• Strata plan
• Property certificates for common property
• Community management statements
• Precinct or neighbourhood development contracts

If the property is not under strata or community title, these boxes are generally left blank.

3. Home Building Act 1989

Applies when the sale involves:

• A recently constructed or renovated residential building
• Owner-builder work

Relevant documents include:

• Insurance certificate (e.g., Home Warranty Insurance)
• Brochure or warning (required disclosures under the Act)

4. Swimming Pools Act 1992

If the property has a swimming pool or spa, certain certificates are required:

• Certificate of compliance
• Evidence of registration
• Relevant occupation certificate
• Certificate of non-compliance (if not compliant but still permitted to sell under certain conditions)

5. Other and Off-the-Plan Documents

Includes:

• Disclosure statements for off-the-plan sales
• Community Land Management Act certificates
• Any additional documents relevant to the development or the contract

These are mostly relevant to new developments, house and land packages, or community schemes.

Contact Details for Strata or Community Scheme Records

At the bottom of the page, space is provided to include the holder of strata records (usually the strata manager). Their contact details allow the purchaser to inspect the strata records before settlement.

Why This Page Is Important

This page ensures buyers receive all the legal and technical documentation required to make an informed decision. It protects both parties by:

• Preventing future disputes over property condition or compliance
• Ensuring legal transparency under NSW conveyancing laws
• Highlighting any planning or structural risks

Failure to include necessary documents can result in contract rescission, penalties, or delays in settlement.

Frequently Asked Questions (FAQs)

• Are all documents on the list required?
  No. Only the documents relevant to the specific property and transaction need to be included. The tick boxes show which ones are provided.
• What happens if a required document is missing?
  The buyer may have grounds to rescind the contract or delay settlement. Always review this list carefully with your solicitor or conveyancer.
• Do I need a Section 10.7 Certificate for every sale?
  Yes. The Section 10.7(2) planning certificate is mandatory for all residential sales in NSW as it discloses zoning and land use rules.