First Time Buyer FAQs
First time buyers in Ireland face a long list of questions, especially around the legal side of the purchase. Below are answers to the questions we hear most often from first time buyers across Cork, Dublin and the rest of Ireland. From mortgage approval and the Help to Buy Scheme to stamp duty, surveys and closing day, this guide explains what to expect from your conveyancing solicitor and how the process works from sale agreed to keys in hand.
When should I contact a solicitor when buying my first home in Ireland?
You should instruct a solicitor as soon as you go sale agreed on a property, and ideally a little earlier so you are ready to move quickly when the right home comes along. Your solicitor reviews the contracts for sale, investigates the title, liaises with your lender and guides you through every legal step from sale agreed to closing. Early engagement helps avoid delays and means you are not held up waiting for legal advice when contracts arrive.
How much does a solicitor cost for a first time buyer in Ireland?
Legal fees for first time buyers in Ireland vary depending on the value of the property and the complexity of the transaction. In addition to your solicitor’s professional fee, you should budget for outlays such as stamp duty, Land Registry fees, property searches, commissioners’ fees and any bank-related costs. At Property Solicitors we offer fixed-fee conveyancing, so you know exactly where you stand before we begin. Contact us for a free, no-obligation quote tailored to your purchase.
What does a conveyancing solicitor actually do?
A conveyancing solicitor handles the legal transfer of ownership of the property from the seller to the buyer. This involves reviewing the contracts for sale, raising pre-contract enquiries, investigating title, completing planning and property searches, agreeing closing arrangements, drawing down your mortgage funds and registering your ownership in the Land Registry. In simple terms, your solicitor makes sure the property you are buying is legally sound and that you become the registered owner with no hidden issues.
How long does it take to buy a house in Ireland?
The conveyancing process in Ireland typically takes between eight and twelve weeks from sale agreed to closing, though some transactions move faster and others can take longer. Common factors that affect timing include the speed of mortgage approval, planning issues, title queries and, for apartments, management company documentation. Working with an experienced solicitor and responding promptly to requests for information are two of the most effective ways to keep things moving.
What is the difference between a booking deposit and a contract deposit?
The booking deposit is a small holding sum, often a few thousand euro, paid to the estate agent when you go sale agreed. It is generally refundable until contracts are signed. The contract deposit is a larger sum, usually around 10 percent of the purchase price, paid to your solicitor when you sign the contracts for sale. Once contracts are exchanged the contract deposit is no longer refundable, so it is essential to be fully comfortable with the property and your funding before signing.
Do I need mortgage approval before making an offer on a property?
It is strongly recommended to have mortgage approval in principle, sometimes called AIP, before making an offer. Approval in principle gives you a clear view of your maximum budget, shows the estate agent and seller that you are a serious buyer and helps avoid the disappointment of having an offer accepted that you cannot ultimately fund. Once your offer is accepted, you progress to formal loan offer with your lender alongside the legal process with your solicitor.
What documents do I need as a first time buyer?
You will typically need photographic ID such as a passport or driving licence, proof of address, your PPS number, proof of funds for your deposit, your mortgage approval in principle or loan offer and recent bank statements. Your solicitor will also ask for any Help to Buy paperwork, your life insurance and home insurance details and any gift letter if a family member is contributing to your deposit. Having these documents ready in advance helps the process move smoothly.
What is stamp duty and how much will I pay?
Stamp duty is a tax payable to Revenue on the purchase of property in Ireland. For residential property, the current rates are 1 percent on the portion of the price up to 1 million euro, 2 percent on any portion between 1 million and 1.5 million euro and 6 percent on any portion above 1.5 million euro. For example, stamp duty on a 350,000 euro home is 3,500 euro. There is currently no first time buyer exemption from stamp duty. For new builds, stamp duty is calculated on the VAT-exclusive value of the property. Your solicitor will arrange payment to Revenue as part of the closing process.
What is the Help to Buy Scheme?
The Help to Buy Scheme is a Revenue-administered tax refund that helps first time buyers fund the deposit on a new build or self-build home in Ireland. It refunds Income Tax and DIRT paid over the previous four years, up to a maximum of 30,000 euro or 10 percent of the property price, whichever is lower. The property must be a new build or self-build valued at 500,000 euro or less and used as your principal private residence for at least five years. The scheme has been extended to 31 December 2029 in Budget 2026.
Should I get a survey carried out before buying a house?
Yes, an independent structural survey is strongly recommended for any second-hand home and a snag list is recommended for new builds. A qualified surveyor or engineer will inspect the property and flag any structural issues, dampness, planning concerns or defects. The cost of a survey is small compared to the value of the property and the cost of dealing with hidden defects after you close. Your solicitor will need a copy of the survey report as part of the conveyancing file.
What checks does my solicitor carry out on the property?
Your solicitor carries out a full investigation of title, including reviewing the deeds, checking the Land Registry or Registry of Deeds folio, confirming planning permission and building regulation compliance, checking for any mortgages or other charges and reviewing maps and boundaries. They also order closing searches against the property and the seller before completion to make sure nothing has changed. The purpose of these checks is to confirm that what you are buying is what is being legally transferred to you.
Can I buy a property in Ireland completely online?
Much of the conveyancing process can now be completed remotely. Documents can be signed electronically or by post, identification can be verified online and meetings can be held by video call. Some steps such as the signing of certain deeds may still require an in-person signature with a witness, but you no longer need to attend a solicitor’s office in person for most stages. This makes it much easier to buy a property in Ireland from abroad or from a different county.
What happens after I go sale agreed?
Once you go sale agreed, the estate agent issues a sales advice notice to your solicitor and the seller’s solicitor. The seller’s solicitor then issues a contract for sale and supporting title documents. Your solicitor reviews these, raises any pre-contract enquiries, considers your survey report, agrees a closing date and prepares the contracts for your signature. Once you sign, return the contracts and pay the contract deposit, the seller signs in return and the transaction becomes legally binding.
Can I pull out of buying a property before signing contracts?
Yes, you can withdraw from a property purchase up until contracts have been signed by both parties and exchanged. Until that point, your booking deposit is generally refundable in full. Once contracts have been signed and exchanged, the transaction becomes legally binding and pulling out can mean losing your deposit and other potential consequences. This is why surveys, mortgage approval and any other due diligence should be in place before you sign.
What is a BER Certificate?
A Building Energy Rating, or BER, Certificate is a legal document that rates the energy efficiency of a property on a scale from A to G, with A1 being the most efficient. The seller must provide a valid BER Certificate when a property is being sold in Ireland and the rating must be shown on the advertising material. Your solicitor will check that the BER is in order as part of the documentation you receive with the contracts for sale. A BER is valid for ten years from the date of issue.
What happens on closing day?
On closing day, your mortgage funds are drawn down, the balance of the purchase price is transferred to the seller’s solicitor, the deeds and title documents are exchanged and you receive the keys to your new home. Your solicitor will have completed final closing searches in advance and confirmed everything is in order. Closing day is the legal point at which ownership transfers to you, although the registration of your ownership in the Land Registry follows in the weeks and months afterwards.
What happens after I buy the property?
After closing, your solicitor pays the stamp duty to Revenue, registers your ownership with the Land Registry or Registry of Deeds, registers your lender’s mortgage charge against the property and updates the title in your name. You should also register for Local Property Tax with Revenue, update your address with banks and other providers and arrange home insurance from the date of closing. Your solicitor will send you the relevant paperwork once registration is complete.
Do I need life insurance to get a mortgage?
Most lenders require mortgage protection insurance as a condition of releasing your loan. This is a form of life insurance that pays off the outstanding balance of the mortgage if you die during the term of the loan. The purpose is to protect your family and the lender by making sure the mortgage is cleared. There are limited exemptions, for example for buyers over a certain age or with certain medical conditions, but for most first time buyers cover will be required before drawdown.
Can my solicitor also act for the bank?
Yes, in the majority of residential purchases in Ireland the buyer’s solicitor also acts for the lender. This is standard practice and is more efficient and cost-effective for the buyer. Your solicitor has duties to both you and the lender, including investigating title, certifying the property as good security for the loan and registering the mortgage. Lenders maintain panels of approved solicitors and an experienced conveyancing firm will be on most major panels.
Why is choosing the right solicitor important for first time buyers?
Buying your first home is one of the largest financial decisions you will ever make and the right solicitor can make the difference between a smooth purchase and a stressful one. An experienced conveyancing solicitor will explain each step in plain English, anticipate issues before they become problems, keep your lender and estate agent updated and protect your interests at every stage. At Property Solicitors we focus on residential conveyancing across Ireland, so first time buyers benefit from deep, specialist experience.
Talk to an expert
Get in touch for a free, no-obligation conveyancing quote and a quick chat with one of our property solicitors. Call us on 1800 246442 or book a free video consultation through our website.
