Introduction to property caveat removal in Victoria

Introduction to caveat removal in Victoria

Caveat removal in Victoria is a crucial process that property owners must understand thoroughly. Property caveats serve as cautionary notices, signaling to potential buyers and to the rest of the world that a third party, known as the caveator, may have an interests in the property. Knowing how to navigate the intricacies of caveat removal in Victoria is essential for property owners and stakeholders involved in property transactions. In this comprehensive guide, we will delve into the methods and procedures for successful caveat removal in Victoria.


Understanding property caveats

Before we explore the nuances of caveat removal in Victoria, it is imperative to have a solid grasp of what property caveats entail. In Victoria, a property caveat functions as a warning to potential buyers and to the rest of the world, notifying them that a third party, the caveator, may possess an interest in the property. Without the caveator’s consent, property owners are legally barred from engaging in transactions related to the transfer of property interests.

Section 89(1) of the Transfer of Land Act 1958 (TLA) empowers any person to lodge a caveat, indicating their claim to an estate or interest in the property.

The caveat lodging process:

  1. Approved Form: A caveat must be lodged in an approved form (s 4 of the TLA).
  2. Recording in the Register: The caveat must be recorded in the register (s 89(2) of the TLA).
  3. Notice to Registered Proprietor: The Registrar of Titles sends notice and a copy of the caveat to the registered proprietor (s 89(3) of the TLA).


Some common grounds for caveatable interests in land include:

  • Interest as a purchaser under a land sale contract.
  • Charge contained in an agreement.
  • Leasehold interest pursuant to a lease agreement.
  • An equitable mortgage.
  • Beneficial interest under a resulting trust.
  • Interest of a unit holder in a unit trust.
  • Interest pursuant to an implied, resulting or constructive trust.


However, it’s essential to note that not all claims qualify as valid grounds for lodging caveats.

Caveats offer accessible and cost-effective means to protect one’s interest in a property. While injunctions can be an alternative, they tend to be more expensive and time-consuming to obtain.


Identifying the presence of a property caveat

Property owners can determine whether a caveat exists on their property by conducting a title search through a property lawyer or subscribing to the Land Data website. This critical step is essential for staying informed about any caveats that may affect the property’s title, as they can significantly impact property transactions and ownership.


Duration of a property caveat in Victoria

A property caveat in Victoria remains in place until either the caveator voluntarily withdraws it or the property owner initiates its removal through legal means. The process of caveat removal in Victoria can be intricate and may require specific legal actions. Let’s explore the three primary methods for property owners to achieve successful caveat removal in Victoria.


  1. Removal by consent


The simplest way to achieve caveat removal in Victoria is when the caveator willingly agrees to its withdrawal. In such cases, a withdrawal of the caveat can be processed electronically through PEXA, an electronic platform designed for property transactions. This method is typically the most efficient and cost-effective approach to resolving property caveats.


  1. Section 89A application – Non-urgent caveat removal in Victoria


For property owners facing a caveat where the caveator does not consent to its removal, Section 89A of the Transfer of Land Act 1958 provides a structured and cost-effective solution. This process involves the property owner making an application to the Registrar of Titles, supported by a solicitor’s certificate. The Registrar then notifies the caveator, granting them a specified period, typically no less than 30 days, to take action.

The process includes:

  • Specifying the land and the estate or interest claimed (s89A(2)(a)).
  • Providing a certificate signed by a solicitor or property lawyer stating that, in their opinion, the caveator lacks the claimed estate or interest (s89A(2)(b)).


The caveator’s options in response to the notice are limited:

  • They may choose to ignore the notice, which will result in the lapse of the caveat, with necessary amendments made to the title register.
  • Alternatively, they can initiate court proceedings to substantiate their claim, a course of action that can be both time-consuming and costly.


  1. Section 90(3) application – urgent caveat removal in Victoria


In urgent situations where a property caveat could seriously disrupt property settlement or financial transactions, property owners can resort to a Section 90(3) application in the Supreme Court of Victoria. Here, the burden of proving the caveat’s validity rests on the caveator, who must convince the court that maintaining the caveat is justified in the given circumstances.

The Court assesses:

  • Whether the caveator has a prima facie case for the claimed estate or interest.
  • If the balance of convenience favors maintaining the caveat until the trial.


Section 90(3) grants the Court broad discretionary powers to make suitable orders. This process has the potential to be expedited, with urgent applications receiving prompt attention from the court, but it carries uncertainty due to the Court’s wide discretion.. It is crucial to consult with legal experts in such cases to ensure a swift and successful caveat removal in Victoria.


Pros and cons of each caveat removal in Victoria option

Now, let’s weigh the pros and cons of each property caveat removal method to help property owners make informed decisions.

Application to the Registrar of Titles:


  • Offers a cost-effective solution for non-urgent matters
  • Can lead to efficient resolution
  • May result in an expedited process in some case



  • Not suitable for urgent matters
  • May require further court application if the caveator initiates proceedings


Application to the Supreme Court of Victoria:


  • Provides a swift resolution, particularly in urgent cases
  • The court assesses the caveat’s validity, ensuring a fair process
  • Potential for orders to expedite proceeding



  • Can be more expensive than a Registrar application
  • Involves a legal process with formal court proceedings


Choosing the right caveat removal in Victoria method

Selecting the appropriate method for caveat removal in Victoria depends on the unique circumstances of each situation. While the Registrar of Titles application may offer a cost-effective solution for non-urgent matters, the Supreme Court application is best suited for urgent cases that require swift resolution and judicial assessment.


Seek legal guidance for successful caveat removal in Victoria

Navigating the intricacies of caveat removal in Victoria can be complex, and legal guidance is often crucial. It is advisable to seek legal advice early in the process to avoid the significant costs associated with litigation. Consulting with legal experts ensures a smooth and successful caveat removal process and safeguards property owners’ interests.

In Victoria, property owners have several avenues to achieve successful caveat removal, each with its advantages and disadvantages. Whether through consent, a Section 89A application, or a Section 90(3) application, the choice depends on the urgency and circumstances of the case. Property owners should make informed decisions and seek professional legal advice when needed to ensure a seamless and successful caveat removal in Victoria, protecting their property interests.

We are a team of experienced property lawyers who can help you understand the implications of all aspect of caveat removal in Victoria. We can also help you navigate the intricacies of all property transactions. Contact our team on (03) 8590 8370 to obtain legal advice from our expert property lawyers and conveyancers. We are an online property law and conveyancing firm that can assist when buying or selling property.


This update does not constitute legal advice and should not be relied upon as such. It is intended only to provide a summary and general overview on matters of interest and it is not intended to be comprehensive. You should seek legal or other professional advice before acting or relying on any of the content.


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