Conveyancing in Ireland 2026: What Your Solicitor Actually Does
Conveyancing is the legal process of transferring property ownership from seller to buyer. In Ireland, conveyancing is carried out by a solicitor and typically takes 6–12 weeks from sale agreed to closing. Solicitor fees for a standard residential purchase range from €1,500 to €3,000 including VAT and outlay costs.
What does a conveyancing solicitor do?
Your solicitor handles the entire legal side of the purchase: reviewing the title to confirm the seller owns the property free of encumbrances; raising enquiries on planning permissions, building regulations compliance, and service connections; reviewing the contract for sale and negotiating any amendments; registering the property in your name at the Land Registry or Registry of Deeds; and paying stamp duty on your behalf.
This is not optional or decorative work — a title defect discovered after closing can be extremely costly or even make the property unsellable.
Conveyancing timeline in Ireland
A typical purchase timeline once sale is agreed:
Weeks 1–2: solicitor receives contracts from seller's solicitor, raises title enquiries. Weeks 3–5: enquiries answered, mortgage offer issued by lender. Weeks 6–8: contracts signed and exchanged, balance of 10% deposit paid. Weeks 9–12: closing — funds transferred, keys released, stamp duty filed.
New builds take longer (up to 6 months) as the property may not yet be built when contracts are signed.
How much do solicitor fees cost in Ireland?
Solicitor fees on a residential purchase have three components: the professional fee (€800–€2,000), VAT at 23% on the professional fee, and outlay (Land Registry fees, searches, commissioner fees) of approximately €600–€900.
Total all-in cost typically ranges from €1,500 to €3,000. Fees are not regulated so shopping around is worthwhile — get at least two fixed-fee quotes.
| Component | Typical cost |
|---|---|
| Professional fee | €800–€2,000 |
| VAT (23%) | €184–€460 |
| Land Registry registration | €400–€800 |
| Searches and outlay | €200–€400 |
| Total | €1,500–€3,000 |
Title issues to watch out for
Common title issues in Ireland include: unregistered extensions or attic conversions (no planning permission); properties with right-of-way disputes; land registry maps that do not match the physical boundary; and properties where a previous mortgage was not formally discharged.
Your solicitor's job is to identify these before you are contractually committed. Never sign contracts before your solicitor has reviewed the title pack and confirmed they are satisfied.
Frequently asked questions
Do I need a solicitor to buy a house in Ireland?+
In practice, yes. While not technically mandated by law, no lender will release mortgage funds without solicitor-managed conveyancing, and no professional seller will complete without it. Attempting to self-conveyance would expose you to significant legal risk.
How do I find a property solicitor in Ireland?+
The Law Society of Ireland maintains a solicitor finder at lawsociety.ie. Ask for fixed-fee quotes from at least two solicitors before engaging. Personal recommendations from friends or your mortgage broker are also reliable.
What is the difference between the Land Registry and the Registry of Deeds?+
Ireland has two property registration systems. The Land Registry (operated by the Property Registration Authority) holds a definitive state-guaranteed title register. The Registry of Deeds is an older system for unregistered land. Approximately 90% of transactions now involve Land Registry titles.
Can I use the same solicitor as the seller?+
No. In Ireland it is considered a conflict of interest for the same solicitor to act for both buyer and seller in the same transaction. You must instruct your own independent solicitor.
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