Buying or selling a property in Ireland involves a legal process known as conveyancing. It is one of the most common questions we are asked: how long is this going to take? The short answer is that a straightforward residential transaction typically takes 8 to 12 weeks from the point contracts are issued. In practice, most purchases take a little longer once you account for mortgage paperwork, title queries, and the various parties involved.
Understanding what happens at each stage can help you plan, reduce anxiety, and spot avoidable delays early.
The Stages of a Property Purchase in Ireland
Booking Deposit and Loan Approval in Principle
Once your offer is accepted, you pay a booking deposit to the estate agent. This takes the property off the market but is not legally binding. At the same time, if you need a mortgage, you should have loan approval in principle in place. Your solicitor will be formally instructed and will request the title deeds and contracts from the vendor's solicitor.
Contracts Issued and Due Diligence
The vendor's solicitor prepares and issues the contracts for sale along with the title documentation. Your solicitor reviews the title, raises any queries, checks for planning issues on extensions or alterations, examines the BER certificate, and orders searches (Land Registry, Planning Authority, Companies Office, Bankruptcy). This is typically the most time-consuming stage.
Mortgage Drawdown and Signing Contracts
Once due diligence is complete and all queries are resolved, your solicitor will advise you to sign the contracts. You will also pay the balance of the 10% deposit at this point (minus the booking deposit already paid). Your solicitor simultaneously prepares your mortgage drawdown request and submits it to your lender. Formal loan offer documentation must be executed before the bank will release funds.
Closing Day
On the agreed closing date, your solicitor receives the mortgage funds from your lender, transfers the full purchase price to the vendor's solicitor, and the keys are released. Your solicitor then handles Stamp Duty payment and registration of your title in the Land Registry. Registration can take some weeks to complete, but you are the legal owner from the moment of closing.
What Can Cause Delays?
Even well-managed transactions can hit obstacles. The most common causes of delay in Irish conveyancing are:
- Mortgage delays: Processing formal loan offers, life assurance requirements, or lender queries can add several weeks, particularly with high-street banks during busy periods.
- Title defects: Issues such as missing planning permissions for extensions, unregistered boundaries, or rights of way that are not properly documented need to be resolved before closing.
- Chain transactions: Where the vendor is simultaneously purchasing another property, your closing date depends on their transaction completing too.
- Slow search results: Land Registry and county council searches can take longer during peak periods.
- Queries between solicitors: Complex title queries can require multiple rounds of correspondence before they are resolved to satisfaction.
The single most effective thing a buyer can do to speed up conveyancing is to have their mortgage approval and finances fully in order before agreeing a purchase price.
New Builds vs. Second-Hand Properties
New build purchases often take longer than second-hand transactions because the closing date is tied to the builder's construction schedule. Contracts for new builds are typically signed at an early stage, with closing taking place months later when the property is ready. The legal work is broadly similar but the timeline is dictated by the developer.
Second-hand transactions, by contrast, are more predictable once contracts are exchanged. The 8 to 12 week estimate applies most reliably to this category.
What Does a Conveyancing Solicitor Charge?
Solicitors' fees for conveyancing in Ireland are not fixed by law. They vary depending on the complexity of the transaction and the value of the property. You should receive a written fee estimate from your solicitor at the outset. In addition to professional fees, there are outlays to budget for including Stamp Duty (1% on properties up to €1 million, 2% above that), Land Registry fees, and search costs.
It is worth instructing your solicitor as early as possible rather than waiting until contracts arrive. Early engagement allows title queries to be identified and addressed without holding up the overall process.
This article is for general information purposes only and does not constitute legal advice. You should seek independent legal advice in relation to your specific circumstances. Solicitors' fees and timelines quoted are indicative and may vary.