First-home buyer risks in property conveyancing Canberra transactions

Table of Contents

What Are the Key Risks That First-Home Buyers Face in Property Conveyancing Transactions in Canberra?

First-home buyer risks in property conveyancing Canberra transactions center on legal complexities, financial obligations, and timing pressures that can derail an otherwise exciting purchase. Property conveyancing is the legal process of transferring ownership from seller to buyer, involving contract review, property searches, financial settlements, and title registration.

The significance of proper conveyancing cannot be overstated. This process protects buyers from hidden liabilities, ensures compliance with ACT legislation, and confirms that what you’re purchasing matches what you expect. A single oversight during conveyancing can result in thousands of dollars in unexpected costs or legal disputes.

First-home buyer risks Canberra purchasers encounter include:

Contract traps: Special conditions, unclear settlement terms, or non-compliant clauses that favor sellers
Inadequate property checks: Missing structural defects, pest issues, or land stability problems before commitment
Finance timing failures: Exchanging contracts before securing loan approval, risking deposit loss
Payment errors: Incorrect deposit handling or missed stamp duty deadlines
Insurance gaps: Leaving property unprotected after contract exchange when risk transfers
Settlement coordination breakdowns: Poor communication between solicitors, banks, and agents causing delays

Property conveyancing Canberra transactions also involve unique regional considerations. New suburbs in the ACT may have soil stability issues requiring geotechnical assessment. Local zoning regulations can restrict future renovations. Underground service locations vary across different Canberra districts.

First home purchase challenges multiply when buyers attempt to navigate these complexities without professional guidance. The ACT has no fixed fee scale for conveyancing services, making cost estimation difficult. Post-settlement obligations like title registration and ongoing rates require careful management.

Engaging an experienced conveyancer familiar with Canberra’s property landscape reduces these risks substantially through systematic contract review, comprehensive due diligence, and coordinated transaction management.

What Contract Issues Should First-Home Buyers Watch for in Canberra?

The contract of sale Canberra represents the most critical legal document in your property purchase, binding you to specific terms that can significantly impact your financial position. Having a qualified solicitor or conveyancer review this document before signing protects you from unfavorable clauses property contracts often contain, which sellers may include to their advantage.

Why Professional Contract Review ACT Is Non-Negotiable

First-home buyers who sign contracts without professional review expose themselves to substantial legal and financial risks. A solicitor identifies problematic terms that untrained eyes miss, ensuring the contract complies with ACT legislation and protects your interests. The cost of this review pales in comparison to potential losses from unfavorable contract terms.

Special Conditions That Create Risk

Special conditions in contracts deserve particular scrutiny as they override standard terms. Sellers may insert clauses requiring you to accept the property “as is” without recourse for undisclosed defects. Some contracts include conditions allowing the seller to retain fixtures you assumed were included, or impose restrictive timeframes for obtaining finance approval that may be unrealistic.

Watch for conditions that:

Limit your cooling-off period or waive it entirely
Require unconditional exchange before adequate inspection time
Transfer unusual costs or responsibilities to you as the buyer
Include vague language about property boundaries or easements

Inclusions and Exclusions That Cause Disputes

Misunderstandings about what stays with the property generate frequent disputes. Your contract must explicitly list all fixtures, fittings, and chattels included in the sale price. Sellers sometimes remove items buyers assumed were permanent fixtures, such as light fittings, air conditioning units, or built-in appliances.

Request detailed schedules specifying:

All window coverings and floor coverings
Fixed appliances and heating/cooling systems
Garden sheds, outdoor furniture, and landscaping features
Security systems and smart home devices

Settlement Date Complications

Settlement dates that don’t align with your finance approval timeline or moving arrangements create unnecessary stress and potential penalties. Unreasonably short settlement periods may not provide sufficient time to complete building inspections, obtain finance, or arrange removalists. Conversely, extended settlement periods can lock you into outdated arrangements or increase costs if you’re paying rent elsewhere.

Clearly communicate your preferred settlement date during negotiations and ensure it is explicitly stated in the contract. If you anticipate any challenges meeting this date, discuss them with your solicitor or conveyancer promptly to explore possible solutions.

Building Inspection Contingencies

If you’re purchasing a property that requires significant repairs or renovations, it’s crucial to include a building inspection contingency clause in your contract. This clause allows you to conduct a professional inspection of the property within a specified timeframe and negotiate repairs or credits based on the findings.

Be cautious of contracts that limit your ability to conduct inspections or impose unreasonable timeframes for completing them. These restrictions can leave you vulnerable to hidden issues that may affect the property’s value or livability.

Understanding Your Rights under ACT Legislation

Familiarize yourself with key consumer protection laws in the ACT that safeguard buyers’ rights during property transactions. The ACT Civil and Administrative Tribunal (ACAT) handles disputes related to residential tenancy agreements, which may be relevant if you’re purchasing an investment property.

Additionally, understand your rights regarding misleading conduct under Australian Consumer Law (ACL). If a seller makes false representations about the property’s condition or features, you may have grounds for legal action even after the contract has been signed.

By being aware of these legal protections, you can better advocate for yourself and seek remedies in case of any breaches by the seller.

Seeking Legal Advice for Complex Situations

In complex situations involving multiple parties (such as joint ventures) or unique properties (heritage-listed homes), it’s advisable to seek legal advice early on in the process. An experienced lawyer can help navigate potential pitfalls specific to these scenarios and ensure compliance with relevant laws.

Don’t hesitate to reach out for professional assistance when faced with intricate contractual issues beyond your understanding. Investing in expert guidance now can save you from costly mistakes later on.

How Can First-Home Buyers Conduct Effective Property Checks?

Comprehensive property inspections protect buyers from inheriting expensive problems. A professional building inspection Canberra service examines structural elements like foundations, roofing, plumbing, and electrical systems to identify defects that could cost thousands to repair. A pest inspection ACT specialist searches for termite activity, wood rot, and other infestations that compromise the building’s integrity and create health risks.

Why Are Soil and Geotechnical Reports Essential?

Geotechnical reports Canberra properties require become critical in newer suburbs like Gungahlin, Molonglo Valley, and Denman Prospect. These reports reveal soil stability, drainage capacity, and ground movement risks that affect foundations. Properties built on reactive clay soils can experience significant structural movement, leading to cracked walls, uneven floors, and damaged infrastructure.

Buyers should request existing geotechnical assessments from sellers or commission new reports before committing. Land with poor drainage or fill material may require expensive remediation work. Some blocks in developing areas have been found to contain unsuitable soil that necessitates costly foundation upgrades or even renders the land unbuildable for certain structures.

What Should Buyers Know About Zoning Regulations?

Zoning regulations ACT dictate how properties can be used and modified. Checking the Territory Plan through the ACT Planning and Land Authority reveals whether a property sits in residential, commercial, or mixed-use zones. Each classification carries different restrictions on building heights, setbacks, and permitted uses.

Buyers planning renovations or extensions must verify:

Building envelope restrictions that limit where structures can be placed on the block
Heritage overlays that prevent modifications to character homes
Tree protection zones requiring permits before removing established vegetation
Lease purpose clauses specific to ACT’s leasehold system that may restrict certain activities

A property zoned for single residential use cannot legally operate as a boarding house or commercial premises without approval. Development Application history searches reveal whether neighboring blocks have pending applications that could affect amenity.

How Do Underground Services Impact Property Value?

Underground utilities including water mains, sewer lines, stormwater drains, electricity cables, gas pipes

Why Is Finance Approval Critical Before Exchanging Contracts?

Exchanging contracts without confirmed finance approval property purchase protection exposes first-home buyers to severe financial and legal consequences. Once contracts are exchanged, buyers become legally bound to complete the transaction regardless of their ability to secure funding.

What Happens When Finance Falls Through After Exchange?

Buyers who cannot secure their loan by settlement date face immediate deposit forfeiture. The seller retains the full deposit amount—typically 5-10% of the purchase price—as compensation for the failed transaction. This represents tens of thousands of dollars lost for most Canberra properties.

Legal action from the seller compounds these losses. Sellers can pursue buyers for additional damages if the property must be resold at a lower price. Court costs and solicitor fees add further financial burden to an already devastating situation.

How Does Mortgage Pre-Approval Differ from Final Approval?

Mortgage pre-approval Canberra lenders provide indicates borrowing capacity but doesn’t guarantee loan funding. Pre-approval remains conditional on property valuation, final income verification, and credit checks. Banks can withdraw approval if circumstances change or the property fails to meet lending criteria.

Final unconditional approval removes all conditions and confirms the bank will release funds for settlement. This distinction proves critical for avoiding contract breach finance complications. Buyers should never exchange contracts holding only pre-approval status.

What Financial Penalties Apply Beyond Deposit Loss?

Sellers can claim specific performance through court orders forcing buyers to complete the purchase. This legal remedy compels buyers to find alternative funding or face contempt charges. The associated legal costs often exceed the original deposit amount.

Interest charges accumulate when settlement delays occur due to finance issues. Buyers pay penalty interest rates on the outstanding purchase price from the scheduled settlement date. These daily charges quickly mount into substantial sums over weeks or months of delay.

How Can Buyers Protect Themselves From Finance Risks?

Including a finance clause in the contract provides an escape mechanism if loan approval fails. This special condition allows contract termination within a specified timeframe if the buyer cannot secure suitable financing. The deposit returns to the buyer minus any agreed-upon costs.

Obtaining unconditional loan approval before exchanging contracts eliminates finance-related risks entirely. This approach requires buyers to complete their property

First-home buyers face significant financial risks if they don’t follow proper procedures when paying deposits and stamp duty. Understanding the correct deposit payment methods Canberra accepts and the timing requirements for stamp duty can prevent costly mistakes that jeopardize the entire transaction.

How Should You Pay Your Property Deposit?

The deposit payment must be made using approved methods before contract exchange. Personal cheques remain the most common option, though buyers should verify sufficient funds are available to avoid dishonored payments that could breach the contract. Deposit bond ACT arrangements provide an alternative where an insurance company guarantees the deposit amount, allowing buyers to preserve their cash for other settlement costs or renovations.

Bank guarantees offer another secure method where your financial institution holds the deposit amount and guarantees payment to the seller. Each method carries different risks:

Personal cheques risk dishonor if funds are insufficient
Deposit bonds require approval and involve premium costs
Bank guarantees may tie up credit facilities needed for the mortgage

The deposit typically represents 10% of the purchase price and must be held in a trust account by the seller’s agent or solicitor until settlement. Buyers who pay deposits incorrectly or to unauthorized parties risk losing their money entirely if disputes arise or the seller defaults.

When Must Stamp Duty Be Paid?

Stamp duty payments ACT become due after contract exchange, creating a significant financial obligation that catches many first-home buyers unprepared. The ACT Revenue Office requires payment within specific timeframes, typically before settlement occurs. Failing to budget for this substantial cost can derail the entire purchase.

The stamp duty amount varies based on the property’s purchase price and whether first-home buyer concessions apply. Buyers must calculate this expense accurately and ensure funds are available separately from their deposit and settlement amounts. Payment is usually made by bank cheque directly to the ACT Revenue Office, not to the seller or their representatives.

Late payment of stamp duty attracts penalties and interest charges that compound the financial burden. These additional costs can strain budgets already stretched by mortgage commitments, moving expenses, and immediate property needs. First-home buyers should confirm exact payment deadlines with their conveyancer and arrange funds well in advance.

When Should First-Home Buyers Arrange Property Insurance?

First-home buyers must arrange property insurance immediately after exchanging contracts, not at settlement. Risk transfers to the buyer at the moment contracts are exchanged, meaning any damage to the property becomes the buyer’s financial responsibility from that point forward.

Why insurance after contract exchange matters

The period between contract exchange and settlement typically spans 30 to 90 days in Canberra. During this time, the buyer doesn’t yet have possession of the property, but they carry the risk if disaster strikes. A house fire, storm damage, or theft of fixtures could leave buyers facing substantial losses before they even move in.

Many first-home buyers mistakenly believe the seller’s insurance covers the property until settlement. This assumption creates dangerous gaps in coverage. Sellers often cancel their policies once contracts exchange, leaving the property completely uninsured unless the buyer acts promptly.

Types of coverage first-home buyers need

Property insurance timing in Canberra requires buyers to secure comprehensive building insurance that covers:

Fire and natural disaster damage – protecting against bushfire risks particularly relevant to Canberra’s climate
Theft and vandalism – covering fixtures, fittings, and structural elements
Storm and water damage – essential given Canberra’s severe weather patterns
Liability coverage – protecting against claims if someone is injured on the property during the transition period

Practical steps for arranging coverage

Buyers should contact insurance providers on the same day they exchange contracts. Most insurers can activate policies within 24 hours, though some offer immediate coverage. The policy should reflect the full replacement value of the property, not just the purchase price, as rebuilding costs may exceed market value.

Lenders typically require proof of insurance before settlement, making early arrangement essential for meeting finance conditions. Buyers who delay may face settlement complications or additional costs if they need to arrange last-minute coverage at higher premiums.

Cost considerations for new buyers

Insurance premiums vary based on the property’s location, construction type, and coverage level. First-home buyers should budget approximately $800 to $2,000 annually for standard building insurance in Canberra, though properties in bushfire-prone areas may attract higher premiums. Check out more about why Canberra cases demand the best family lawyers canberra for complex assets.

How Should Buyers Manage the Settlement Process Effectively?

The settlement process Canberra requires synchronized coordination between multiple parties to ensure the property transfer completes on the scheduled date. First-home buyers must actively communicate with their solicitor or conveyancer, the seller’s representative, their lender, and real estate agents to confirm everyone understands their responsibilities and deadlines.

Essential Coordination Steps

Coordinating settlement parties ACT begins approximately two weeks before the settlement date. Your conveyancer should confirm that:

The bank has prepared the loan funds for release on settlement day
All required documents have been signed and witnessed correctly
The seller’s solicitor has the discharge of mortgage ready if applicable
Final property inspections are scheduled within 48 hours of settlement

Document Accuracy Requirements

Settlement documentation accuracy directly impacts whether settlement proceeds smoothly or faces delays. First-home buyers should request their conveyancer verify:

Transfer of land documents contain correct property details and purchase price
Mortgage documents match the loan approval terms from their lender
Adjustments for rates, water, and body corporate fees are calculated correctly
Settlement statements reflect all agreed-upon financial arrangements

Missing signatures, incorrect property descriptions, or calculation errors can postpone settlement by days or weeks, potentially triggering penalty interest charges.

Pre-Settlement Property Inspection

Conducting a final walk-through inspection 24-48 hours before settlement protects buyers from discovering problems after taking ownership. This inspection confirms the property remains in the same condition as when contracts were signed, all agreed-upon chattels are present, and the seller has completed any required repairs.

Settlement Day Procedures

On settlement day itself, buyers should maintain phone contact with their conveyancer to address any last-minute issues. The conveyancer will attend settlement (usually electronically in the ACT) to exchange documents and funds with the seller’s representative. Keys are typically released through the real estate agent once the conveyancer confirms settlement has completed successfully.

Managing Settlement Delays

First-home buyer risks in property conveyancing canberra transactions include unexpected settlement postponements caused by bank processing delays, document errors, or seller complications. Buyers should discuss contingency plans with their conveyancer, including:

Temporary accommodation arrangements if vacating their current residence

What Legal Fees and Costs Should First-Time Buyers Expect in Canberra Conveyancing?

Conveyancing legal fees in the ACT don’t have a fixed pricing scale, which means costs can vary greatly between practitioners and depend on how complex the transaction is. First-time home buyers should ask for detailed written quotes that outline all expected expenses before hiring a solicitor or conveyancer.

Understanding the Components of Conveyancing Costs

Professional fees are only one part of the total conveyancing expenses. The quote should clearly separate the service charges of the solicitor or conveyancer from disbursements, which are third-party costs paid on your behalf during the transaction process.

Common disbursements in Canberra conveyancing transactions include:

Title searches to verify property ownership and identify any encumbrances
Council certificates confirming rates, zoning, and development applications
Land registry fees for title registration
Company searches if purchasing from a corporate entity
Electronic settlement fees through PEXA (Property Exchange Australia)
Certificate of occupancy or compliance certificates where applicable

GST and Tax Implications

GST on legal costs in the ACT applies to professional service fees at the standard 10% rate. Solicitors and conveyancers must display GST separately on their invoices. Some disbursements attract GST while others don’t—for instance, government charges typically remain GST-free.

Your quote should specify whether amounts are GST-inclusive or exclusive to avoid surprises in your budget. A $1,500 fee becomes $1,650 once GST applies, which impacts your overall transaction budget.

Trust Account Payments and Upfront Costs

Many conveyancing practices require upfront trust account payments before starting work. These advance payments usually cover expected disbursements, ensuring the practitioner can order necessary searches and certificates without delay.

Trust account funds are still your property until they are used for specific expenses. Your solicitor or conveyancer must provide regular statements showing how these funds are being used. Any unused amounts will be refunded after settlement is complete.

Factors Affecting Cost Variations

The complexity of the transaction directly affects the legal fees for conveyancing in the ACT. A simple purchase of an established property will cost less compared to transactions that involve:

Off-the-plan purchases requiring contract reviews at multiple stages
Properties with complex title structures or multiple owners
Transactions requiring special approvals or consents

What Are Post-Settlement Obligations for First-Home Buyers?

Once settlement is complete, your immediate priority is to register the title under the Post-settlement title registration ACT. It is the responsibility of your solicitor or conveyancer to submit the transfer documents to the ACT Land Titles Office in order to legally establish you as the registered owner. Generally, this registration process takes around 5-10 business days, but it may take longer during busy periods or if there are any issues with the documentation.

Why Is Title Registration Important?

Without completing the registration process, you are at risk of potential claims being made against the property. Once the processing is finished, the Land Titles Office will issue a new Certificate of Title in your name. This serves as legal proof of ownership and safeguards your rights against any claims or disputes from third parties.

What Happens If There Are Delays in Title Registration?

Even though you have already paid for the property, any delays in registration can cause practical problems. For instance, banks may hold back on providing the final mortgage documents, which could hinder your ability to refinance or access equity. Some delays may arise from missing signatures, incorrect forms, or outstanding charges on the title that were not identified during pre-settlement searches.

It is important for your conveyancer to keep track of the progress of registration and promptly address any requests for information from the Land Titles Office. If registration takes longer than usual, make sure to ask for regular updates as unresolved issues could indicate more serious defects in the title that may require legal intervention.

What Are the Ongoing Property Obligations in Canberra?

As a resident of Canberra, you have certain ongoing property obligations that you need to fulfill. One of these obligations is managing quarterly rates notices issued by the ACT Government. These rates cover various services such as general services, fire and emergency services, and land tax (if applicable). It is crucial to adhere to payment deadlines as penalty interest will be applied to any overdue amounts, which can accumulate quickly.

First-home buyers often overlook these costs when planning their budget. The rates can vary significantly based on several factors including:

The location and suburb of your property
The unimproved land value (ULV) that is assessed annually
Any building improvements made and the size of the property
Whether you qualify for pensioner or other concessions

How Do Strata Levies Work for Unit Purchasers?

If you purchase a unit, townhouse, or apartment within a strata scheme, you will be subject to strata levies. These levies are charged by the Owners Corporation either quarterly or annually and are used to cover various expenses such as:

Building insurance premiums
Maintenance and repairs of common areas
Contributions towards major capital works through a sinking fund
Administrative costs and fees associated with body corporate management

Why Are Sellers Usually Not Liable for Faults Found After Contract Signing?

Sellers in Canberra property transactions typically have no legal responsibility for defects discovered after contract exchange. Once you sign the contract, the principle of “buyer beware” (caveat emptor) applies, meaning you accept the property in its current condition unless the seller deliberately hid known defects during negotiations.

Understanding seller liability post-contract ACT laws protects you from unrealistic expectations. The seller’s disclosure obligations end at contract exchange. After this point, any structural issues, pest damage, or hidden problems become your responsibility unless you can prove fraudulent concealment—a difficult and costly legal battle.

Your protection comes from comprehensive pre-purchase inspections, not seller warranties. Building inspectors, pest controllers, and other specialists provide documented evidence of the property’s condition before you commit. These reports create your only reliable recourse if problems emerge.

Inspection report recourse Canberra buyers have is limited to the scope of professional reports obtained before purchase. If your building inspector missed termite damage within their inspection scope, you may have a claim against them. The seller bears no responsibility for issues that existed but weren’t disclosed to them either.

This reality makes thorough due diligence non-negotiable for first-home buyer risks in property conveyancing Canberra transactions. Skipping inspections to save a few hundred dollars can cost tens of thousands later. Your solicitor or conveyancer should coordinate:

Comprehensive building and pest inspections
Soil and geotechnical assessments for newer suburbs
Specialized reports for older properties (asbestos, electrical, plumbing)
Strata inspection reports for units and townhouses

The inspection period specified in your contract represents your final opportunity to identify deal-breakers. Most contracts include a cooling-off period or building inspection clause allowing you to withdraw if reports reveal significant defects. Once this window closes and you proceed to settlement, you own all discovered and undiscovered problems.

Document everything during inspections. Attend the building inspection personally to ask questions and understand the property’s condition firsthand. Request detailed photographic evidence of any concerns. These records become invaluable if you later discover the inspector overlooked something within their professional scope.

How Can Experienced Solicitors or Conveyancers Help Minimise Risks for First-Time Buyers?

Experienced solicitors and conveyancers specializing in property conveyancing Canberra transactions serve as protective shields against costly mistakes. They identify potential problems before they escalate into financial disasters or legal complications.

Contract Review and Due Diligence

A solicitor property conveyancing Canberra professional examines every clause in your contract before you sign. They spot unfavorable special conditions that could lock you into disadvantageous terms or create future obligations you didn’t anticipate.

These legal experts conduct comprehensive due diligence checks that go beyond surface-level reviews:

Scrutinizing building and pest inspection reports for red flags
Analyzing soil and geotechnical data to assess land stability risks
Investigating zoning restrictions that might limit your property plans
Verifying underground services documentation to prevent renovation surprises
Confirming compliance with ACT property legislation

Their trained eye catches issues that first-time buyers typically miss. A conveyancer might discover that a seemingly perfect property sits on problematic soil or faces upcoming rezoning that could affect your investment value. You may llike to visit https://legislation.act.gov.au/a/2024-36/ to get more about property developer ACT 2024.

Transaction Management and Settlement Coordination

Conveyancer first-home buyer support ACT extends throughout the entire transaction timeline. Your legal representative coordinates between multiple parties—real estate agents, lenders, the seller’s solicitor, and government offices—ensuring nothing falls through the cracks.

They manage critical deadlines that could otherwise result in contract breaches:

Monitoring finance approval timeframes
Ensuring deposit payments reach trust accounts securely
Calculating and arranging stamp duty payments to ACT Revenue Office
Preparing settlement statements with accurate financial breakdowns
Lodging transfer documents with Land Titles Office

This coordination prevents the chaos that often derails first-time buyer transactions. When your solicitor maintains clear communication channels with all parties, settlement proceeds smoothly without last-minute panics or missed deadlines.

Protection Against First-Home Buyer Risks in Property Conveyancing Canberra Transactions

Legal professionals provide strategic advice tailored to first-home buyer risks in property conveyancing Canberra transactions. They explain when you should

FAQs (Frequently Asked Questions)

What are the key risks that first-home buyers face in property conveyancing transactions in Canberra?

First-home buyers in Canberra face several risks during property conveyancing, including misunderstandings of the conveyancing process, contractual pitfalls, and financial challenges. These risks can lead to legal complications or financial losses if not properly managed with professional guidance.

What contract issues should first-home buyers watch for in Canberra property transactions?

First-home buyers should carefully review contracts of sale for unfavorable clauses such as special conditions, inclusions or exclusions, and settlement dates. Ensuring compliance with ACT laws is critical, and having a solicitor or conveyancer conduct a thorough contract review helps mitigate risks associated with signing contracts without proper understanding.

How can first-home buyers conduct effective property checks in Canberra?

Effective property checks include obtaining building and pest inspections to identify structural problems or infestations, reviewing geotechnical reports especially in new suburbs for land stability concerns, checking zoning regulations to understand usage restrictions, and verifying underground services information to avoid unexpected renovation costs.

Why is finance approval critical before exchanging contracts for a property purchase in Canberra?

Securing finance approval before exchanging contracts is vital to avoid the risk of being unable to complete the purchase. Without confirmed mortgage pre-approval, buyers may face losing their deposit or legal action from sellers due to contract breaches caused by lack of funding.

Risks include improper payment methods for deposits—such as unsecure cheques or invalid deposit bonds—that could jeopardize payment validity. Additionally, buyers must budget for timely stamp duty payments post-contract exchange, as failure to do so can incur penalties or delays in settlement.

When should first-home buyers arrange property insurance during the purchase process in Canberra?

Property insurance should be arranged immediately after contract exchange because risk transfers at this point. Immediate coverage protects the buyer’s investment from unforeseen events like fire or theft prior to settlement completion.