“We’re Lodging Today” – What Your Conveyancer’s Updates Actually Mean

If you’ve ever sold or bought a property, you’ve probably received emails or phone calls with phrases like:

• “We’re waiting on rates clearance.”
• “The bond attorneys have lodged.”
• “We’re prepping for registration.”

And if you’ve nodded politely while having absolutely no idea what it means, you’re not alone.

Here’s the truth: the property transfer process in South Africa is legally complex, but when it’s properly explained, it makes sense. And understanding it can save you a lot of confusion, frustration, and missed deadlines.

At Günther Attorneys & Conveyancers, we believe in keeping clients informed—not overwhelmed. So here’s what we mean when we update you.

1. Signed Offer to Purchase Received

This is Day 1. It means the seller and buyer have both signed a legally binding contract (the OTP). We now have authority to proceed and begin the formal transfer.

What we do:

• Review the OTP for legal accuracy (or draft it ourselves if we’re appointed from the start)
• Open a file
• Send out our FICA request and compliance checklist
• Confirm any suspensive conditions (e.g. bond approval, sale of another property)

2. Suspensive Conditions Fulfilled

If there were conditions like “subject to bond approval” or “subject to sale of buyer’s property,” we can’t proceed until these are met.

What we do:

• Verify fulfilment with documentary proof
• Confirm to all parties that we’re now proceeding to transfer

3. FICA Received / Info Verified

Before anything else can be done, we need all parties’ personal and property details, plus FICA (proof of address, ID, tax numbers, etc).

What we do:

• Complete the Transfer Duty and SARS declarations
• Capture all details for Deeds Office prep
• If anything is missing, we’ll follow up—fast.

4. Clearance Applications Lodged

This refers to municipal rates (or levies in the case of sectional title). We can’t register transfer without clearances.

What we do:

• Apply to the local municipality and/or body corporate
• Pay amounts in trust to secure these if needed
• Wait for the official clearance certificates (can take days or weeks, depending on the council)

5. Bond Cancellation / Guarantees

If there’s an existing bond over the property, it must be cancelled. If the buyer is getting a new bond, we need bank guarantees for the purchase price.

What we do:

• Liaise with bond attorneys and cancellation attorneys
• Chase guarantees if not issued
• Confirm funds availability for the transfer

6. Drafting and Signing of Transfer Documents

This is when we prepare all legal documentation for signature.

What we do:

• Draft Power of Attorney to Transfer, affidavits, transfer duty declarations, company/trust resolutions (if applicable)
• Book signing appointments or send docs to the parties if remote
• Witness signatures and verify identities

7. SARS Transfer Duty Receipt Issued

No transfer can happen without a receipt from SARS confirming the duty (or exemption) has been processed.

What we do:

• Submit to SARS via e-filing
• Pay from trust if applicable
• Download and verify the receipt for lodgement

8. Lodgement at Deeds Office

This is when we actually submit all documents—ours and any linked attorneys (bond / cancellation)—to the Deeds Office for processing.

When we say “We’ve lodged”, it means:

• Your transaction is now in the queue
• It will be examined by Deeds Office officials (usually takes 7–10 working days)

9. In Prep / On Prep

This is the Deeds Office's internal status for: “Everything’s been checked. It’s about to be registered.”

When we say “On Prep”, it means:

• All linked documents are cleared
• We’re about to register—usually the next working day

10. Registered!

Transfer is done. You are no longer the owner (if you’re the seller) or now officially the owner (if you’re the buyer). The property has changed hands in law.

What we do:

• Send confirmation to all parties
• Request bond proceeds / release deposit
• Distribute funds to seller, agent (if applicable), and pay any final costs
• Await the release of the updated title deed (takes weeks or months)

Final Thoughts

You shouldn’t have to decode lawyer-speak to understand where your transfer stands. At Günther Attorneys & Conveyancers, we explain every step plainly, respond quickly, and keep you in the loop—not in the dark.

If your current conveyancer isn’t doing that, maybe it’s time you dealt directly with the team that actually gives a damn.

‍