From Offer Acceptance to Closing: The Complete Legal Guide for Irish Home Buyers

Introduction

Buying a home in Ireland is a major financial and emotional milestone, but the legal journey from the moment your offer is accepted to the day you receive the keys can feel like a maze. Understanding each stage—what paperwork is required, who you need to involve, and how much time and money it will take—helps you avoid costly surprises and keeps the process moving smoothly.

This guide walks you through every legal step after an offer is accepted, using up‑to‑date figures (2024‑2025) and practical tips that are relevant to readers of perfectproperty.ie. Whether you are a first‑time buyer or returning to the market, the information below will give you confidence that the sale will close on schedule and on budget.

1. Offer Acceptance and the Booking Deposit

1.1. Sale‑agreed is not yet binding

In Ireland an accepted offer is not legally binding until contracts are signed and exchanged. The seller can still withdraw, and you can pull out without penalty—provided you haven’t yet exchanged contracts.

1.2. Booking deposit (optional)

Many estate agents ask for a small, refundable booking deposit (usually €500‑€1,000) to “take the house off the market” while the solicitor prepares the contract. The money is held in the agent’s client account and returned if the sale does not proceed.

1.3. Key next step – instruct a solicitor immediately

Once the offer is accepted, contact a conveyancing solicitor. Lenders will not release mortgage funds until a solicitor is appointed, and the legal work cannot begin without one.

2. Instructing a Conveyancing Solicitor

2.1. Why a solicitor is essential

Conveyancing covers the transfer of legal title, verification of ownership, and protection of your interests. DIY conveyancing is discouraged in Ireland because:

Lenders require a qualified solicitor.
Complex searches (land registry, planning, environmental) need professional handling.
Mistakes can lead to title disputes or financial loss.

2.2. What the solicitor will need

Property address and agreed purchase price.
Copy of the seller’s “sale‑agreed” confirmation from the estate agent.
Your mortgage approval‑in‑principle (AIP).
Identification for anti‑money‑laundering checks.

2.3. Typical fees

In 2024‑2025, most Dublin‑area solicitors charge a fixed fee of €1,200‑€2,500 plus out‑of‑pocket expenses (search fees, Land Registry registration, etc.). Ask for a detailed engagement letter before work starts.

3. Mortgage Approval and Valuation

3.1. From AIP to formal offer

Your AIP confirms the amount the lender is willing to lend based on income, credit history, and a provisional valuation. The formal mortgage offer is issued once the solicitor provides the signed contract and the lender’s valuation report.

3.2. Lender’s valuation vs. buyer’s survey

Valuation – a quick, lender‑focused check that the property is worth the loan amount. Usually €150‑€300.
Survey – a detailed structural inspection (e.g., HomeBuyers Report, Building Survey) that reveals defects. Costs range from €300 for a basic report to €800‑€1,200 for a full building survey.

4. Surveys and Property Searches

4.1. The survey

Arrange a qualified surveyor within the first two weeks after instructing your solicitor. Use the findings to:

Negotiate a price reduction or repair clause.
Decide whether to proceed or walk away.

4.2. Mandatory searches (ordered by the solicitor)

Search	Purpose	Typical cost
Land Registry/Deeds	Verify title, check for charges or mortgages	€50‑€100
Local Authority Planning	Confirm planning permission, building regulation compliance	€30‑€70
Environmental (EPA) / Flood	Identify contamination or flood risk (especially for rural/coastal sites)	€40‑€120
Bankruptcy / County Court	Ensure the seller is not subject to a judgment that could affect title	€20‑€40
Utility & Drainage	Confirm water, sewer, electricity connections	€30‑€80

Search fees are usually passed on to the buyer as part of the solicitor’s out‑of‑pocket costs.

5. Title Examination: Land Registry vs. Registry of Deeds

5.1. Land Registry (state‑guaranteed title)

Most modern residential properties are on the Land Registry.
The entry shows the current owner, any charges, and boundaries.
Registration provides a state guarantee of title, reducing risk.

5.2. Registry of Deeds (document‑based)

Older or rural properties may still be recorded here.
The solicitor must trace the “chain of title” through historic deeds.
No state guarantee, so title insurance is often recommended.

5.3. Title insurance (optional)

If the property is in the Registry of Deeds, or if the solicitor identifies any uncertainties, a title insurance policy (typically €150‑€300) can protect you against future claims.

6. Drafting and Exchanging the Contract

6.1. Contract for Sale (the deed)

The seller’s solicitor prepares a draft contract. Your solicitor will:

Verify that the price, completion date, and fixtures are correctly listed.
Insert any conditions you require (e.g., “subject to satisfactory survey” or “subject to mortgage approval”).
Ensure the contract deposit (usually 5%‑10% of the purchase price) is specified.

6.2. Signing and exchange

When both parties sign the contract and the buyer’s deposit is lodged with the seller’s solicitor, the contracts are exchanged. At this moment:

The sale becomes legally binding.
The buyer risks losing the deposit if they pull out.
The seller cannot back out without facing legal action.

6.3. Setting the completion date

Typical completion is 4‑8 weeks after exchange, allowing time for the mortgage to be drawn down and for any final searches.

7. Requisitions on Title & the Deed of Transfer

7.1. Requisitions (queries)

Your solicitor will raise standard requisitions on title—questions about:

Existence of easements, rights‑of‑way, or restrictive covenants.
Whether fixtures (kitchen appliances, fitted wardrobes) are included.
Confirmation that any existing mortgages will be discharged on completion.

The seller’s solicitor must answer satisfactorily before the deed can be finalised.

7.2. Deed of Transfer (or Land Transfer)

Once all requisitions are cleared, the solicitor drafts the Deed of Transfer (or Land Transfer). This is the legal instrument that moves ownership from seller to buyer and is signed on or just before the completion day.

8. Stamp Duty, Registration and Payment of Funds

8.1. Stamp duty rates (2024‑2025)

Property value	Stamp duty rate
Up to €1,000,000	1%
€1,000,001 – €1,500,000	2%
Above €1,500,000	6%

First‑time buyers of newly built homes may qualify for the Help to Buy (HTB) tax refund of up to 5% of the purchase price (maximum €30,000).

8.2. Payment process

Your solicitor calculates the exact stamp duty and includes it in the completion statement. The buyer pays the stamp duty to the Revenue Commissioners on the day of completion, and the solicitor forwards the receipt to the Revenue office.

8.3. Registration with Tailte Éireann

After payment, the solicitor lodges the signed deed with Tailte Éireann (the Property Registration Authority). Registration can take a few weeks, but you are the legal owner from the moment the deed is lodged.

9. Completion Day – Getting the Keys

Final balance transfer – Your solicitor receives the remaining purchase price (usually the mortgage loan plus any cash balance) and transfers it to the seller’s solicitor.
Signing of deeds – Both parties sign the Deed of Transfer (often already signed in the solicitor’s office).
Keys hand‑over – Once the seller’s solicitor confirms receipt of funds, the keys are released to you, either via the estate agent or directly.
Stamp duty receipt – You receive a receipt confirming stamp duty has been paid; keep this for future reference (e.g., when you sell).

10. Post‑Completion Tasks

Task	Why it matters
Register for Local Property Tax (LPT)	LPT is now the buyer’s responsibility; a certificate of compliance should be obtained.
Set up/building insurance	Required by most lenders from the day of completion; protects against fire, flood, and other risks.
Update utilities & service providers	Ensure water, electricity, gas, and broadband are transferred to your name.
Redirect mail & change address	Notify banks, the Department of Social Protection, and any subscriptions.
Retain all documentation	Keep the contract, deed, stamp duty receipt, and survey reports for at least 7 years (tax purposes).

11. Common Pitfalls and Practical Tips

Pitfall	How to avoid it
Unresolved title issues	Insist on a clean title before exchange; consider title insurance for Registry of Deeds properties.
Survey reveals major defects	Negotiate price reduction or repair clause before signing the contract.
Delays in mortgage draw‑down	Keep regular contact with your lender; provide all requested documents promptly.
Insufficient funds for stamp duty	Budget for stamp duty in addition to the deposit; ask the solicitor for an exact figure early.
Missing planning permission	Verify all extensions and outbuildings have proper planning and building regulation certificates.
Late insurance	Arrange home insurance to start on the completion date; provide proof to the lender.

12. Typical Timeline (8‑12 Weeks)

Week	Milestone
0‑1	Offer accepted; solicitor instructed; booking deposit paid.
1‑3	Mortgage AIP secured; surveys and searches ordered.
3‑5	Survey report received; negotiations (if needed).
5‑6	Draft contract reviewed; requisitions raised.
6‑7	Contract signed & exchanged; deposit (5‑10%) paid.
7‑9	Mortgage formal offer; stamp duty calculated; final searches.
9‑10	Deed of Transfer prepared; funds ready for completion.
10‑12	Completion day – funds transferred, keys handed over, registration begins.

Delays can occur if the property is part of a chain, if the seller’s title is in the Registry of Deeds, or if the lender requires additional documentation. Always allow a buffer of at least two weeks beyond the target completion date.

Conclusion

Navigating the legal steps from offer acceptance to the moment you turn the key in your new front door may seem daunting, but with a clear roadmap you can keep the process on track and avoid costly setbacks. Remember the key take‑aways:

Instruct a solicitor promptly – they orchestrate the entire conveyancing process.
Budget for all ancillary costs – stamp duty, solicitor fees, surveys, and registration can add 2%‑4% to the purchase price.
Never sign the contract until you’re satisfied with surveys and title checks – the contract is the point of no return.
Maintain open communication with your mortgage broker, solicitor, and estate agent to prevent delays.

Armed with this step‑by‑step guide, you can move from “offer accepted” to “homeowner” with confidence, knowing that every legal requirement has been met and that you’re protected at each stage of the Irish property transaction. Happy house hunting!