INTRODUCTION
Conveyancing is the legal process of transferring ownership of property from one person to another. Whether you’re buying your first home or selling a property, conveyancing is a key part of the journey. It ensures that everything is done correctly, legally, and without unnecessary risk.
In Ireland, conveyancing is handled by solicitors. They take care of the paperwork, protect your legal interests, and guide you through each stage. For most people, buying or selling property will be one of the biggest financial decisions they make. Having a clear idea of what to expect helps reduce stress and avoid mistakes.
This article outlines each step of the conveyancing process in Ireland. Whether you’re a buyer or seller, this guide will help you understand what your solicitor does — and what you need to do — from start to finish.
1. What is Conveyancing?
Conveyancing is the process that legally transfers property ownership from the seller to the buyer. The crucial part starts when an offer is accepted and ends when the buyer gets the keys. Everything in between — contracts, searches, payments, and registration — falls under conveyancing.
The process involves a lot of legal checks. The solicitor ensures that the property has no legal issues, that the title is clear, and that all planning and building rules have been followed. For buyers, this gives peace of mind. For sellers, it ensures the sale can move forward without delay.
Solicitors play a central role in conveyancing. They prepare and check documents, answer legal questions, deal with the other party’s solicitor, and work to deadlines. Without a solicitor, it would be nearly impossible to handle the legal side of a property sale or purchase. Their job is to protect your interests and make sure everything is done right.
The sooner the seller consults their solicitor the better in the sale process. They can discuss with their solicitor what documentation will be required from them e.g. title deeds from their lender, LPT receipts, BER certificates etc. Planning compliance documents for any extension/conversions, new outbuildings, change of use, renovations, etc will be required if applicable. Getting the correct documentation can take a while and cause significant delays for the seller and purchaser if addressed only late in the sale process.
2. Sale Agreed – What Happens First
Once a buyer and seller agree on a price, the property is considered “sale agreed.” At this point, the property is typically taken off the market, and both parties instruct their solicitors to begin the legal process. It’s important not to confuse this with a final agreement. No one is legally bound until contracts are signed.
Once the seller’s solicitor has all the necessary title documents and information from the seller they can start preparing the legal documents. This includes the draft contract for sale, the title deeds, any relevant planning permissions or compliance certificates and the replies to requisitions on title. If the seller has a mortgage, the solicitor will also require an up-to-date loan redemption figure from the lender.
Buyers should use this time to organise their finances, including getting formal loan approval if needed. It’s also the right time to arrange a structural survey of the property. While not legally required, a survey can identify problems that may not be obvious — such as damp, poor insulation, or structural damage — before you commit to buying. This usually takes 3 to 6 weeks.
3. Title Investigation, Contract Review and Negotiations
After receiving the draft contract and supporting documents, the buyer’s solicitor will start investigating the title. This is one of the most important stages of the conveyancing process. It ensures the seller has legal ownership of the property, the right to sell it and the detail of the property’s title.
At this stage, the buyer’s solicitor reviews the vendor’s replies to the standard list of questions or requests — known as Requisitions on Title. These can cover a range of issues, from property boundaries to clarification on planning permissions or building regulations compliance. If there’s a management company involved (such as in apartments or housing estates), their details are also reviewed.
Replies to Requisitions on Title are there to clear up any doubts or inconsistencies. For example, if the garden appears larger than what’s shown in the map, the solicitor will ask for clarification. If there were past disputes with neighbours or known defects in the property, the seller must disclose this, and the purchaser’s solicitor may request written details or confirmation that issues were resolved.
The solicitor reviews the title deeds, checks for any burdens, rights of way, or planning issues. If the property was extended or altered, planning permissions and certificates of compliance must be included. If any documents are missing, or if there are legal concerns, the buyer’s solicitor will question this with the seller’s solicitor.
This title review fully informs the buyer about the property’s legal issues, so that in the future, the property can be sold without problems. If everything checks out and no major concerns arise, the solicitor will move to the next stage: advising the client on signing.
Once all enquiries are answered and the buyer is satisfied, the solicitor will go through the contract in detail with the buyer. This includes reviewing conditions, timelines, and what happens if either party pulls out. When everything is agreed upon, the next step is signing the contract.
4. Signing the Contract
Once both parties are happy with the terms, the contract is signed. The buyer signs first, usually at their solicitor’s office. When the buyer signs the contract, they also pay the deposit — typically 10% of the purchase price. This deposit is held by the seller’s solicitor until completion.
After the buyer signs, the contract is sent to the seller for their signature. Once the seller signs, the deal becomes legally binding. Up to this point, either party can walk away from the deal without legal penalty. But after contracts are exchanged, both sides are locked into the sale. Backing out after this can lead to financial loss or legal claims.
This is a key moment in the process. The buyer’s solicitor will have identified if there are any major legal concerns to be addressed. Once any such concerns have been dealt with and the contract exchanged, the solicitors begin preparing for the closing of the sale — including final checks and arranging the transfer of funds.
5. Title and Closing Searches
Before the sale can complete, final legal checks must be carried out by the purchaser’s solicitor. These are known as closing or pre-completion searches. They ensure nothing has changed since the contracts were signed and that there are no last-minute issues that could affect the transaction.
For example, the solicitor checks the Land Registry or Registry of Deeds to make sure there are no new claims or judgments against the seller. Bankruptcy searches are also carried out to confirm the seller is not subject to insolvency proceedings. These checks are vital to protect the buyer and the buyer’s lender, if there is a mortgage involved.
Once the searches come back clear, the buyer’s solicitor confirms that the funds are ready to be transferred. At this point, a final review is done to ensure that all legal documents are in order and that both parties are ready for completion.
6. Completion Day
Completion day is when the transaction is finalised, the funds are transferred, and the keys are handed over. It usually takes place a few weeks after contracts are signed, depending on the agreement between both parties. On this day, the buyer’s solicitor sends the balance of the purchase money to the seller’s solicitor.
Once the seller’s solicitor confirms receipt of funds, they instruct the estate agent to release the keys. At that moment, the buyer becomes the legal owner of the property. If there is a mortgage, the solicitor also ensures that the lender’s requirements are met and that their interest in the property is registered.
Both solicitors exchange final closing documents. These include the deed of transfer and undertakings relating to the discharge of any existing mortgages. Completion is the goal everyone is working towards — it’s the day ownership changes, the seller receives the sale funds, the buyer gets the keys and can take possession of the property.
7. Registration and Stamp Duty
Although the buyer now has the keys, their solicitor’s work isn’t finished. After completion, the buyer’s solicitor must pay Stamp Duty to Revenue. This is a tax based on the purchase price, and it must be paid before the property can be registered. The current standard rate for residential property is 1% of the purchase price (for properties up to €1 million).
Once the Stamp Duty is paid, the solicitor registers the buyer’s ownership with Tailte Eireann (the Land Registry). This process confirms legal ownership in the official state records. It may take several months (or occasionally years) to complete, depending on the registry’s workload.
Once registration is complete, the buyer receives confirmation from their solicitor. If there is a mortgage, the bank is also registered as having an interest in the property. The solicitor will then store the title documents safely or send them to the bank if the buyer used a mortgage. At this point, the conveyancing process is officially finished.
CONCLUSION
Conveyancing is the legal backbone of every property sale or purchase in Ireland. While it may seem like a mountain of paperwork and steps, each part of the process plays a role in protecting both the buyer and seller. From going sale agreed to getting your name on the title, your solicitor handles the legal work to make sure it’s all done correctly.
Having the right solicitor on your side makes all the difference. They guide you through the process, answer your questions, and ensure everything goes smoothly. The more you understand about what’s involved, the easier it becomes to prepare, stay informed, and avoid common pitfalls.
At Nooney & Dowdall Solicitors, our conveyancing team is here to help you through every stage. Whether you’re buying, selling, or just looking for advice, contact us today to get started with expert, trusted legal support.
FREQUENTLY ASKED QUESTIONS
1. How long does conveyancing take in Ireland?
Most conveyancing cases take between 6 to 12 weeks, depending on how quickly both parties respond and how complex the property is.
2. Do I need a solicitor to buy a house in Ireland?
Yes. A solicitor is required to handle the legal transfer of ownership, check title documents, and complete registration and tax obligations.
3. What is the difference between a deposit and Stamp Duty?
The deposit is paid when signing contracts and goes towards the purchase price. Stamp Duty is a tax that must be paid to Revenue after completion.
4. Can I pull out after signing the contract?
No. Once contracts are signed by both parties, the agreement is legally binding. Pulling out can lead to loss of deposit or legal action.
5. What happens if problems come up with the title?
The buyer’s solicitor will raise queries and seek to resolve the issues before contracts are signed. If problems can’t be resolved, the buyer can walk away.
