Buying a Home in Ireland: The Conveyancing Process Step by Step

In Ireland, agreeing a price doesn't make a sale binding. Either side can walk away until both buyer and seller have signed the contract — which is why it pays to have your solicitor and mortgage ready early.

The main steps

• Get mortgage approval in principle, and appoint a solicitor before you go sale agreed.
• Sale agreed: you usually pay a refundable booking deposit to the estate agent.
• The seller's solicitor sends the contract and title documents. Your solicitor checks the title, planning and any issues, and raises questions.
• Get a survey or structural report, and your lender's valuation.
• Sign the contract and pay the contract deposit (often 10%, less the booking deposit). The seller then signs, and the deal is binding.
• Closing: your mortgage funds and the balance are paid, you get the keys, and the deed is signed.
• Your solicitor pays the stamp duty and files the return with Revenue, and registers you as owner with Tailte Éireann.

Stamp duty

Residential stamp duty is 1% on the first €1 million, 2% on the part between €1 million and €1.5 million, and 6% above that. On a new home it's charged on the price excluding VAT. Revenue expects the return to be filed and the duty paid within 44 days of the deed being signed; after that, surcharges and interest apply. There's no stamp duty relief for first-time buyers.

Help for first-time buyers

The Help to Buy scheme refunds income tax you paid in the previous four years, up to the lesser of €30,000 or 10% of the price, for a new home costing €500,000 or less, if you have a mortgage of at least 70%. It runs until the end of 2029.