SERV - Secure Electronic Registries Victoria

Click here for additional support and guidance when lodging Section 104 dealings. 

To lodge electronically, you must first become an ELN Subscriber. There are two platforms for doing this: PEXA and Sympli. Applicants must satisfy the eligibility requirements of the Participation Rules and then contact an Electronic Lodgement Network Operator (ELNO). The ELNO will manage this process with you.

Once approved to use an ELN, a Subscriber can prepare a transaction for lodgement to the Land Registry. The ELNO will guide the Subscriber in making the transaction acceptable to the Registry. The legislative requirements for e-lodgements are the same as for paper transactions.

Subscribers must ensure their lodgement case contains all the required information and documentation and certify the data’s accuracy. The transaction must be signed digitally by a Subscriber entitled to sign e-lodgements.

If you experience any issues when using the ELN platform, please contact their customer support. 

Before the transaction is lodged, the information submitted is checked with the Victorian Online Title System (VOTS) to ensure it is valid and complete. The Registrar has determined the validation checks to give the Subscriber some certainty.

If pre-lodgement validation fails, the Subscriber receives a notification as to why.

Once lodgement passes validation and the case passes all electronic examination processes, we can register the transaction. The requirement for the Land Registry to examine transactions has not changed. Where technically possible, we have streamlined the process to provide efficient registration.

Following registration of the transaction, we produce a new certificate of title and issue a Registration Confirmation Statement to the lodging party.

PEXA’s online platform allows for automatic lodgement and registration, pays stamp duty and exchanges loan funds once settlement is completed.

Transaction types currently available in the PEXA ELN:

• Transfers
• Mortgage / Discharge of mortgage
• Caveat / Withdrawal of caveat
• Survivorship
• Transmissions
• Priority notice, withdrawal and extension
• Administrative notices

Sympli’s online platform currently provides standalone lodgement for certain transactions.