Selling Your Home FAQs
Selling your home in Ireland involves more than finding a buyer. The legal side of the sale requires careful preparation, up-to-date title documents and an experienced conveyancing solicitor to keep things moving from listing to closing. Below are answers to the questions we hear most often from sellers across Cork, Dublin and the rest of Ireland. Whether you are selling your principal private residence, an apartment or an investment property, this guide explains what to expect.
When should I contact a solicitor when selling my home in Ireland?
Ideally, contact a solicitor before your property goes on the market. This gives your solicitor time to request your title deeds from your lender if they are held as security, gather planning documents, confirm your BER Certificate is in order and identify any title issues that could delay a future sale. Engaging your solicitor early avoids the most common cause of delay after sale agreed, which is preparing missing or out-of-date paperwork against the clock.
What documents do I need to sell my house in Ireland?
To sell your property you will need your title deeds, a current BER Certificate, planning permission and compliance documents for any extensions or alterations, photo ID, proof of address, your PPS number and your current mortgage redemption details. If the property is an apartment you will also need management company documents, recent service charge accounts and details of any sinking fund. Your solicitor will tell you exactly what is needed for your specific sale.
What does a solicitor do when selling a property?
When you sell a property, your solicitor takes up your title deeds, prepares the contracts for sale, supplies the buyer’s solicitor with the required documents, deals with pre-contract enquiries, agrees a closing date, handles the exchange of contracts and manages closing. On closing day, your solicitor receives the balance of the purchase price, redeems your existing mortgage if any, accounts to you for the net proceeds and hands over the keys and deeds. The goal is a clean, on-time sale with no surprises.
How long does it take to sell a house in Ireland?
Most residential sales in Ireland take six to twelve weeks from sale agreed to closing. The actual timeline depends on factors such as the buyer’s mortgage approval, the state of your title documents, planning issues, management company documents for apartments and how quickly enquiries are answered. Preparing your documents in advance and instructing your solicitor early can shave weeks off the process.
What is a BER Certificate and do I need one?
A Building Energy Rating, or BER, Certificate rates the energy efficiency of your property from A to G. It is a legal requirement to have a valid BER available when offering a property for sale in Ireland and the rating must be shown on the advertising material. BER Certificates are valid for ten years. If your BER has expired, you will need to arrange an assessment with a registered BER assessor before going on the market.
Should I get my title deeds ready before going sale agreed?
Absolutely. If your title deeds are held by your bank as security for your mortgage, your solicitor will need to request them and that can take several weeks. Having your deeds with your solicitor before you go sale agreed allows them to review the title, prepare the contract pack and identify any issues such as missing planning documents or boundary discrepancies that need to be addressed. This is one of the most effective ways to avoid delays.
What happens if I still have a mortgage on my property?
If you have an outstanding mortgage on the property you are selling, your solicitor will request a current redemption figure from your lender. On closing day, the redemption amount is paid directly to your lender from the sale proceeds and the lender then releases the charge against the property. You receive the net proceeds, which is the sale price less the mortgage redemption, estate agent fees, legal fees and any other agreed costs.
Do I need planning permission documents when selling my house?
Yes, the buyer’s solicitor will require evidence of planning permission and certificates of compliance for any extensions, attic conversions, garden rooms or alterations made to the property since it was originally built. If your home was built more than seven years ago, certain unauthorised works may benefit from immunity from enforcement, but the buyer’s lender will still typically want compliance documents. Gather these in advance to avoid last-minute searches.
Can I sell my house if I built an extension without planning permission?
Possibly, but additional steps may be required. If the extension was built within the limits of exempted development, no permission was needed in the first place and an architect or engineer can issue a certificate of exemption. If permission was required and not obtained, you may be able to apply for retention permission, or your solicitor may negotiate the sale subject to specific buyer conditions. Get advice from your solicitor as early as possible, ideally before going on the market.
What is the biggest cause of delays when selling property in Ireland?
The most common causes of delay are missing or out-of-date title documents, planning issues with extensions, slow mortgage approvals on the buyer’s side and, for apartments, slow turnaround of documents from management companies. Engaging your solicitor early, gathering your documents in advance and responding quickly to enquiries are the most effective ways to keep your sale on track.
What happens after my property goes sale agreed?
After sale agreed, the estate agent issues a sales advice notice to both solicitors. Your solicitor then sends the contracts for sale and title documents to the buyer’s solicitor. The buyer’s solicitor reviews the documents, raises pre-contract enquiries and, once satisfied, returns signed contracts and the deposit. You sign in return, contracts become binding and the closing date is fixed.
Can I accept another offer after going sale agreed?
Yes, until contracts have been signed and exchanged you are not legally committed to the sale and can in principle accept another offer. However, doing so is generally considered poor practice in the Irish market unless the original buyer has caused significant delays. If you are considering this, take advice from your solicitor and your estate agent first, as it can have reputational and practical consequences.
What costs are involved in selling a house in Ireland?
The main costs are estate agent fees, your solicitor’s legal fees plus outlays, the cost of a BER Certificate if you do not already have a valid one, any cost of resolving title or planning issues and the redemption of any existing mortgage. There is no Capital Gains Tax payable on the sale of your principal private residence in most cases, but it may apply if you are selling an investment property or second home. Your solicitor and accountant can advise on your specific position.
Do I have to pay Capital Gains Tax when selling my family home?
In most cases, no. Sales of your principal private residence are generally exempt from Capital Gains Tax in Ireland, provided the property has been your main home for the full period of ownership and the grounds do not exceed one acre. If the property has been let, used for business or was not your main home throughout, partial Capital Gains Tax may apply. Take advice from your accountant or tax adviser on your specific position.
What happens on closing day when selling a property?
On closing day, the buyer’s solicitor transfers the balance of the purchase price to your solicitor. Your solicitor pays off your existing mortgage if any, deducts agreed costs and pays the net proceeds to you. The deeds and keys are handed over and you formally cease to own the property. The buyer’s solicitor then registers the change of ownership and any new mortgage with the Land Registry or Registry of Deeds.
Can I sell my house and buy another property at the same time?
Yes, many transactions in Ireland are linked, with the closing of a sale and the purchase of a new home happening on the same day or in close sequence. Bridging finance is rarely available for residential property in Ireland, so most sellers in this position rely on aligning the two closings. Your solicitor will coordinate with the other solicitors involved to make sure the chain holds together.
What happens if the buyer pulls out of the sale?
Until contracts are signed and exchanged, the buyer is free to withdraw from the sale and is normally entitled to a refund of the booking deposit. If contracts have been signed and the buyer fails to complete, they typically lose their contract deposit and may be liable for further losses. Your solicitor will advise on next steps and you can usually put the property back on the market quickly.
Do apartments take longer to sell than houses?
Apartments often take a little longer than houses because the buyer’s solicitor will need a pack of documents from the management company, including the management company accounts, service charge statement, insurance details, sinking fund details and confirmation of any planned works. These documents can take a few weeks to obtain. Requesting them when you go sale agreed, or even earlier, helps keep the timeline tight.
Should I fix small issues before putting my house on the market?
Yes, small repairs and a tidy presentation can have a noticeable effect on buyer confidence, valuations and offer levels. Fresh paint, working fixtures, well-maintained gardens and any obvious snags addressed will all support a stronger sale. From a legal perspective, also be ready to address any retained items, boundary issues or planning queries that a buyer’s surveyor or solicitor may raise.
What is the best way to avoid delays when selling a property?
The single most effective step is to instruct a solicitor as soon as you decide to sell. Your solicitor can request your title deeds from your lender, confirm your BER is valid, gather your planning documents and identify any potential issues well before a buyer is in place. Combined with realistic pricing and prompt responses to enquiries, this preparation typically takes weeks off the closing timeline.
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.
