Many buyers and sellers confuse property advisors and conveyancers. They are two completely different services. Understanding which one you need — and when you need both — can save you thousands of dollars and a lot of stress.
What Does a Conveyancer Do?
A conveyancer handles the legal transfer of property ownership. They prepare and lodge documents, conduct title searches, calculate adjustments, and manage settlement. They do not give you strategic advice, negotiate on your behalf, or tell you whether you are paying the right price.
What Does a Property Advisor Do?
A property advisor helps you make better property decisions. They assess value, analyse comparable sales, develop negotiation strategy, prepare offers, and negotiate with agents or vendors on your behalf. They do not handle legal documents or manage settlement.
The Key Differences
| Service | Property Advisor | Conveyancer |
|---|---|---|
| Property valuation and analysis | Yes | No |
| Negotiation strategy and execution | Yes | No |
| Comparable sales review | Yes | No |
| Legal document preparation | No | Yes |
| Title search and settlement | No | Yes |
| Strategic advice and second opinion | Yes | No |
| Typical cost | $4,500 + GST fixed fee | $1,500 – $2,500 |
Do You Need Both?
Yes, for most property transactions you need both. Your conveyancer handles the legal side. Your property advisor handles the strategic and negotiation side. They work in parallel, not instead of each other.
Common Mistakes
- Relying on your conveyancer for pricing advice — they are not qualified to give it
- Assuming your real estate agent is acting in your interest — they represent the seller
- Skipping the property advisor and going straight to contract — leaving negotiation money on the table
- Confusing a property advisor with a buyers advocate — an advisor costs a fraction of the price
Why Collings Property Advisory?
Collings Property Advisory is a fixed-fee advisory service at $4,500 + GST. We assess value, analyse comparable sales, develop your negotiation strategy, and negotiate with the agent or vendor on your behalf. We are not a buyers advocate. We are not a real estate agent. We are an independent property expert who works for you.
FAQs
Can my conveyancer tell me if the price is fair?
No. Conveyancers are legal professionals. Pricing, value assessment and negotiation are outside their scope of practice. That is where a property advisor adds value.
Do I need a property advisor if I already have a conveyancer?
Yes, if you want help negotiating or assessing whether you are paying the right price. Your conveyancer will handle settlement. Your property advisor will help you get there on the best terms possible.
How much does a property advisor cost compared to a conveyancer?
Collings Property Advisory charges $4,500 + GST as a fixed fee. A conveyancer typically charges $1,500 to $2,500. Both services are separate and complementary.
Ready to talk to a property advisor? The Collings Property Advisory service is $4,500 + GST. We help buyers and sellers make better decisions, negotiate better outcomes, and avoid costly mistakes. Learn more at collings.com.au/portal.
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Track suburbs, get matched to on-market and off-market listings, and manage your whole property search in one place. Access the Collings property portal.
