Pitfalls of Residential Property Purchases – Essential clauses for your Agreement » Smith and Partners Lawyers

Fiona Taylor | November 2, 2011

Buying a house is a momentous occasion, and after all those weeks (or months) of searching for the right place it’s important that you don’t spoil all that work by signing a standard sale & purchase agreement without ensuring you, the purchaser, are protected.

The best way to avoid a lot of problems when buying residential property is to take any agreement for sale and purchase to your lawyer  before  signing it.

Once you sign an agreement for sale and purchase, it is a legally binding contract and can be enforced in the Courts. You cannot get out of it simply because you have a change of mind. Even if you discover something wrong with the property the agreement will be binding – unless you have the right and correctly worded clauses written into the agreement prior to signing. This is why it is so important to talk to your lawyer first.

Sometimes you need to ‘make an offer’ and there may not be time for you to take the agreement to a solicitor before you sign it.  In that circumstance, you can ask the real estate agent to insert a  Purchaser’s Solicitor’s Approval Clause .

This clause should be drafted to allow your lawyer at least 2 working days to peruse the form and content of the agreement and determine whether or not they approve it. This gives your lawyer the opportunity to suggest additional clauses or amendments that help protect you as Purchaser. – The bottom line is that you can cancel the agreement if your lawyer does not approve it. Please note though, that your lawyer will not be able to give you any advice as to the purchase price and whether or not you are getting good value for your investment.

The following are clauses that I recommend always be included in every agreement for sale and purchase:

Finance Clause  – This should be inserted even if you already have pre-approval from your Bank. Your lawyer should insist upon written confirmation of finance from your Bank before satisfying this condition.

If, for any reason, there is a delay with your purchase funds coming from your Bank which in turn delays settlement, you may be charged default interest by the Vendor. If you have written confirmation from the Bank and the delay is caused by an error on the Bank’s part, they are more likely to cover those default interest costs.

Builder’s Report Clause  – It is important to ensure that this clause is comprehensive and sets out exactly what is to happen if the report identifies defects with the property. For example, once you raise the defects with the Vendor, they have a certain time period to decide whether they will rectify the defects (at their cost) or refuse.  If they refuse then you can either cancel the agreement or you can choose to waive the condition and accept the property with the defects. While builder’s reports can be used to identify things such as broken door handles and clogged spouting, it is imperative that they be used to determine whether or not the property is structurally sound, weather-tight and free of moisture. These major issues have the potential to cost you thousands of dollars to rectify.

LIM Report  – A LIM report contains information held by Council on the property. The main thing to look for in a LIM report is that the dwelling, garage, alterations, fireplace (installed after the house was built) and any spa or swimming pool have either a Code Compliance Certificate or a Certificate of Acceptance issued. If these are not present on the LIM report, and you have identified that a LIM Report is required in the box on the front page (making a LIM Report a condition of the agreement), you can ask the Vendor to rectify this at their cost. As with the Builder’s Report Clause, the Vendor can refuse, at which point you can either cancel the agreement or waive the condition and accept the property with knowledge of the defects.

If you choose to accept the property and the Council finds out, they could compel you, as owner, to obtain the appropriate certificate or remove the unauthorised or non-compliant works. Even if the Council doesn’t find out about the works, they could cause you problems when you on-sell the property by discouraging future purchasers.

A well drafted agreement for sale and purchase which includes the above clauses provides you as the Purchaser more protection. Without these clauses, even if you find problems with the property, the contract will still be binding and you may not be able to pass the costs of rectification on to the Vendor. Your lawyer can identify and reduce these and other possible areas of risk that arise when signing a legally binding agreement.

Communication with your lawyer is paramount and if that communication can start before the agreement is signed, the transaction will be smoother for all parties involved.

Loading author information...

Get In Touch

Read More Articles

Brown and white brick building with tower, under blue sky.
By Mikayla Sagar February 15, 2026
Probate vs. Letters of Administration
Wedding rings on divorce papers as someone signs; blue and white.
By Natalie Miller February 6, 2026
Most people think prenups are something celebrities sign before a whirlwind wedding. But in New Zealand, a contracting out agreement is far more common, far more practical and, for many couples, essential. Under the Property (Relationships) Act 1976 (“Act”), the guiding principle is that all relationship property should be shared equally when a de facto relationship, civil union, or marriage ends. There are certain exceptions – as always. The only way to avoid the presumed 50/50 sharing regime is to contract out of the Act. That is exactly what a contracting out agreement does. If the agreement meets the legal requirements, it allows couples to decide for themselves how their assets and liabilities will be divided if the relationship ends through separation or death. What happens if you don’t have one?  If you are in a qualifying relationship and don’t have a contracting out agreement in place, most of what you own or owe could be divided equally if you separate or if one partner dies. Think you are safe because the asset is in your sole name or was gifted to you? Think again. In certain circumstances these types of property could still be up for equal division. Why you should seriously consider one For many people, the primary motivation is protection. A contracting out agreement can ring fence specific assets so they remain your separate property, such as a home you purchased before the relationship or savings you built independently. It can also ensure you do not become responsible for your partner’s debt, such as a student loan or personal liabilities that you had no part in creating. Just as importantly, a contracting out agreement sets clear expectations for how newly acquired assets and debts are owned and managed during the relationship and what will happen to those if the relationship ends. By defining everything upfront, the agreement can prevent confusion, conflict and costly disputes later. When can you get a contracting out agreement? A contracting out agreement can be put in place at almost any stage. Some couples arrange one at the very beginning of a relationship. Others do it after buying a home together, having children or blending finances. It is also possible to enter into one at the end of a relationship. However, the safest and cleanest approach is to get one as early as possible, ideally before the relationship becomes a qualifying relationship or before either partner acquires rights under the Act.
Two pairs of hands clasped together, suggesting support and comfort.
By Kimberley Brown February 6, 2026
Writing your own Will or using a DIY Will Kit may seem like an easy and cost-effective option. However, while a homemade or online Will may appear to save money upfront, it will often cause major complications and costs in the long run. Learn why getting legal advice ensures your Will is valid, effective, and truly reflects your wishes.
Hand holding a notepad with
By Kimberley Brown February 5, 2026
Even a small error in your Will can cause significant delays and unnecessary expenses once it reaches the High Court for Probate.