Common mistakes buyers make during settlement (and how to avoid them)

Buying a house in WA is an exciting milestone, but it’s also one of the biggest transactions you’ll ever make. Amid the inspections, approvals and countdown to settlement day, it’s easy to overlook a few details that can trip you up along the way. From name errors on the contract to assumptions about what’s included in the sale, some mistakes are surprisingly common (and surprisingly costly).

We’ve been settling properties for over 15 years, so trust us when we say we’ve seen it all. We wanted to take a minute to share some of the common errors we’ve seen pop up over the years. So, if you're buying in Joondalup, Kallaroo, Hillarys or anywhere across WA, here are five common settlement missteps (and how to avoid them).

1. Getting your name wrong on the contract

This might be one of those things you think, ‘Oh, I’d never do that. ’  But making an error with your name (or worse, entering the wrong purchasing entity if you’re buying in a company or trust), can cause major headaches during settlement.

We’ve seen everything from:

• Missing middle names (which your bank requires to match your ID exactly)

• Misspelled names (especially easy to do these days when contracts are typed and signed via DocuSign)

• Incorrect entity details when buying under a company, trust, or SMSF

These errors can delay the settlement, trigger a need for Variations, or create complications with your loan documents or stamp duty obligations.

How to avoid it:

Before signing the offer, double-check that your full legal name (including middle name) is listed exactly as shown on your ID. If you're buying under a company or trust, speak with your accountant first, and make sure the entity details are correct and ready to go.

2. Not reading the contract thoroughly

It’s easy to skim through a contract when you're focused on locking in your dream home, but missing key details can come back to bite you. Common oversights include:

• Settlement dates that don’t align with your finance or moving plans

• Special conditions you didn’t understand (like the building inspection condition not covering standalone structures like sheds or out-houses)

• Items that aren’t included (more on this later…)

How to avoid it:

Don’t rush. If anything in the contract seems unclear, ask your real estate agent, broker, or better yet, your settlement agent. Engaging a conveyancer early (see next point) means you’ll have someone reviewing the contract before you sign, not after.

3. Leaving it too late to engage a settlement agent

Some buyers wait until after the contract is signed to find a settlement agent, but by then, you’ve already agreed to terms that may not be in your best interest. Without early input, you might miss:

• Contract red flags or unusual conditions

• Advice on how to structure the purchase (especially if buying with others)

• Support with meeting finance or inspection deadlines

How to avoid it:

Start your conveyancer search before you find a property, or at least once you’re actively house hunting. Ask how they handle signing, ID verification, and whether you’ll be dealing directly with a licensed conveyancer. (At North Shore Conveyancing, you will.)

4. Not reviewing property documents

In WA, your settlement agent will obtain and review key documents on your behalf, but it’s still important that you understand what’s included. For standalone homes, that might mean:

• Checking the Certificate of Title for easements, encumbrances or caveats (and understanding how these impact your ownership)

• Confirming there are no unexpected restrictions on how you can use the land

For strata properties, this includes:

• Reviewing the strata minutes to understand any upcoming costs, disputes, or maintenance plans

• Looking over the budget and levy statements to understand your financial commitments

How to avoid it:

Ensure you obtain a Property Interest Report before signing the offer.  Also, ask your settlement agent to explain any documents that you don’t understand (such as lengthy restrictive covenants or management statements). Don't assume "no news is good news." A quick read can save you from nasty surprises (like a $10k special levy a month after you move in).

5. Assuming certain items are included in the sale

That gorgeous pendant light in the dining room? The shelving in the garden shed out the back? Unless it’s written in the contract, there’s no guarantee it’s staying.  Common chattels or fixtures that cause disputes:

• Dishwashers

• Wall-mounted TVs or brackets

• Outdoor furniture or shade sails

• Pool equipment

• Freestanding cupboards

It’s not uncommon for buyers to arrive after settlement and find something missing that they thought was included.

How to avoid it:

Make sure all fixtures and chattels you expect to stay are listed clearly in the contract. If you want the fridge, the trampoline, or even the pot plants, put it in writing. The real estate agent can assist, but your settlement agent will also review and confirm this if they’re engaged early enough.

Final thoughts: Buying a house in WA starts with preparation

There’s a lot to think about during the home-buying process, especially in the final weeks leading up to settlement. But with the right support and a little bit of forward planning, you can avoid the most common mistakes and make your move with confidence.

TL;DR? Here’s what you need to do…

• Check your name and entity details carefully

• Don’t sign anything you don’t fully understand

• Engage a local settlement agent early

• Review title documents and strata info

• Clarify exactly what’s included in the sale

Whether you’re buying locally in Kallaroo, Hillarys, or Joondalup or in Mandurah or even Broome, we can help you settle any property in WA.  And we’re firm believers that getting the right advice early can save you time, money, and stress down the track.

FAQ: Buying a property in WA

Do I need a settlement agent when buying in WA?

Yes.  While it’s legally possible to handle it yourself, it’s highly discouraged. A licensed settlement agent ensures the process is compliant, secure, and completed on time.

When should I contact a settlement agent?

Ideally, before signing your offer. They can help review the contract and flag any issues early.

What happens if my name is wrong on the contract?

It may need to be amended, which can delay settlement, and in some cases, impact your loan approval if it no longer matches your lender’s documentation.  Also, be mindful that if the entity needs to be changed or another person added/removed, you could be liable for additional stamp duty too.

Can I change the buyer's name after signing?

It depends. Minor corrections may be allowed, but changing the entity (e.g. from individual to company) usually requires an assessment by RevenueWA to determine whether additional duty will be applied.

Buying in Perth’s northern suburbs and want peace of mind at every step?

North Shore Conveyancing is based locally in Kallaroo and works with buyers across Joondalup, Hillarys, Mullaloo, and surrounding areas. We offer a secure, tech-forward settlement experience, coupled with personalised support so you always know what’s next.  Contact Katelyn today to have a chat about how we can help with your upcoming property settlement.