Short Story Series: “It’s a Standard Contract” - Why That Phrase Misleads Property Buyers in NSW

Karunn Shahani

Principal Lawyer and Managing Director

The Most Dangerous Words in Sydney Property

“It’s a standard contract” is one of the most dangerous phrases in Sydney property.

Buyers hear it and relax. That’s a problem.

What “Standard Contract” Actually Means in NSW

In NSW, there is a standard form contract.

But the special conditions attached to it are not standard in any meaningful sense.

They are drafted by the vendor’s solicitor, for the vendor’s benefit.

There is nothing neutral about them.

The Clauses Buyers Commonly Miss

Buyers wave through conditions like these every week:

  • Attempts to restrict vendor warranties that would otherwise protect you

  • Deposit release conditions that allow the vendor to access and spend your deposit before settlement

  • Clauses requiring you to complete even if the property is damaged between exchange and settlement

  • “As-is” clauses that force you to accept the property in a specific condition

None of this is usually discussed openly.

It is buried in the special conditions, and the word “standard” does the work of keeping you from looking too closely.

Why Buyers Stop Asking Questions

The psychology is simple.

It is herd mentality.

“Standard” implies balanced.

It implies someone already checked it.

It implies everyone else accepts it.

So buyers stop asking questions at the exact moment they should be asking more.

What Your Lawyer’s Job Actually Is

Your lawyer’s job is not to confirm that a contract exists.

Your lawyer’s job is to:

  • Explain what is actually in the contract

  • Explain what it means for you

  • Identify risks and unfair terms

  • Advise what should be negotiated or pushed back on before signing

When You Hear “Standard Contract”, Be Careful

If you are buying property in Sydney and someone tells you it is a “standard contract”, that is your cue to read it carefully.

Not to relax.

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