Buying a property is exciting - but it also comes with a lot of moving parts behind the scenes. When your home loan (bond) is approved, two legal processes run in parallel:

1. The transfer of the property from the seller to you. 2. The registration of your bond at the Deeds Office.

These processes must align perfectly before lodgement. Here's a simple breakdown of what actually happens once the bank instructs the bond attorney.

1. Bond Instruction Issued - What Happens First?

After your bond is granted and you accept the quotation, the bank appoints a bond attorney. At the same time, the seller's transferring attorney is already working on the property transfer.

Immediately after instruction:

  • The bond attorney requests documents from you (FICA, marriage certificates, ID, income declarations etc.)
  • They request the title deed and property information from the transferring attorney
  • They draft the bond documents for signature

At this point, the two attorney firms begin working together closely to sync timelines.

2. When Do You Sign Documents?

Transfer Documents (with the seller's transferring attorney)

You will need to sign:

  • Transfer documents
  • Declarations
  • SARS Transfer Duty forms
  • Bonded property consents (if relevant)

When?

Usually as soon as the transferring attorney has received the rates figures, compliance documents and drafted the transfer paperwork - generally 1–3 weeks after bond approval.

Bond Documents (with the bond attorney)

You will sign:

  • The bond registration documents
  • Bank-specific loan agreements
  • Debit order forms
  • Indemnities and undertakings

When?

After the bond attorney receives instruction and prepares the documents - often within 1–2 weeks of the bond being granted.

Tip: Sign quickly! Delays in document signing are one of the biggest slowdowns in the registration process.

3. When Do You Pay Fees?

Transfer Costs

You pay these to the transferring attorney before they can lodge:

  • Transfer duty (if applicable)
  • Transfer attorney fees
  • Deeds Office fees
  • Pro-rata rates, levies, clearance amounts

When?

As soon as the final pro-forma account is issued - usually shortly after signing transfer documents.

Bond Registration Costs

You pay bond attorney fees, Deeds Office fees and admin charges before bond documents can be lodged.

When?

Normally just after signing the bond documents.

If you want to calculate an estimate on your total fees, you can use our app. On your phone, go to: phoenix-pwa.web.app and follow the prompts to download, or go direct to the Transfer and Bond Cost Caluculator.

4. Guarantees - What They Are and When They Are Issued

Guarantees are the bank's formal promise to pay the purchase price on registration (like an "IOU").

Process:

1. The transferring attorney provides guarantee requirements to the bond attorney 2. The bond attorney requests the guarantees from the bank 3. The bank issues the guarantees 4. Guarantees are forwarded to the transferring attorney for approval

When?

Guarantees are typically issued once you have signed your bond documents and paid your bond costs - usually within 5–10 working days of signing.

5. Before Lodgement: What MUST Be in Place?

The Deeds Office will not accept the matter until all four attorney firms involved (bond attorney, transferring attorney, cancellation attorney for the seller's old bond, and any linked attorneys) are ready.

Everything below must be completed first:

✔️ All transfer and bond documents signed

Buyer + seller + bank docs.

✔️ All costs paid

Transfer duty, transfer fees, bond fees, Deeds Office fees, clearance figures.

✔️ Guarantees issued and accepted

Guarantees must match the purchase price requirements exactly.

✔️ Clearances obtained

  • Rates clearance
  • Levy clearance (if sectional title or HOA)
  • Compliance certificates (electrical, beetle, water, gas, etc.)

✔️ Cancellation figures and consents from the seller's bank

This ensures the seller's old home loan can be cancelled on registration.

✔️ Banks' readiness confirmed

Both buyer's and seller's banks must authorise their respective attorneys to lodge.

Once all four attorneys are aligned, the matter is marked "Up for Lodgement."

6. Lodgement at the Deeds Office - What Happens Next?

Once lodged, your transfer is in the hands of the government-run Deeds Office:

Day 1–3: Examination

Deeds Office examiners check compliance of all documents.

There are normally three levels of examiners who review the file.

Day 4–7: On Prep

If everything is in order, the matter goes "on prep," meaning it is nearly ready for registration.

Day 7–12: Registration

Two attorneys must attend the Deeds Office to simultaneously register:

  • The transfer to your name
  • The new bond
  • The cancellation of the seller's bond (if applicable)

Once registered:

  • The bank pays out the guarantees.
  • The property legally becomes yours.
  • The transferring attorney prepares for proceeds payment to the seller.

Normal timing: Lodgement to registration usually takes 7–12 working days, depending on workload and region.

7. After Registration

Once everything is registered:

  • The bank activates your home loan account
  • Your first debit order will run on the date you chose in the quotation, at least one month after registration
  • The transferring attorney releases the seller's proceeds of the sale
  • The new title deed (now in your name) is issued by the Deeds Office and will be sent to the bank for safekeeping

In Summary: Your Transfer Timeline at a Glance

From bond instruction → signing → guarantees → lodgement → registration

1. Bond instruction 2. Sign bond + transfer documents 3. Pay transfer + bond costs 4. Guarantees issued 5. Clearances obtained 6. All attorneys align → matter ready 7. Lodgement at Deeds Office 8. Examined → on prep → registration 9. Bank pays out → property becomes yours

Final Thoughts from Phoenix Bonds

At Phoenix Bonds, we know the transfer and registration process can feel overwhelming - especially if it's your first time buying property. Our job is to guide you through every step, liaise with the attorneys, and ensure every requirement is met in time for smooth registration.

If you need help understanding your own transfer timeline, or you'd like us to track and manage your home loan process, we're here to support you every step of the way.