Buying New‑Build vs. Second‑Hand Property: Conveyancing Differences
Purchasing a property in Ireland is exciting — but it’s also one of the most legally complex transactions you’ll ever be involved in. One of the biggest decisions you’ll face is whether to buy a brand-new home or a second-hand property. While this choice often hinges on budget, lifestyle, and location, it also has significant conveyancing implications. If you’re weighing up new build vs second hand house Ireland, it’s vital to understand the difference between new build and second hand conveyancing. The legal processes, timelines, documents, and risks can vary substantially depending on which route you take. What Counts as a New-Build or Second-Hand Property in Ireland? Before diving into the conveyancing differences, let’s clarify the terminology. New-Build Home A new-build is a property that has never been occupied. In Ireland, these are often sold off-plan — meaning you agree to purchase based on architectural drawings and a show home, rather than the completed property. New builds are typically part of larger developments and come with modern design, energy efficiency, and a builder’s guarantee. Second-Hand Home A second-hand property (also called a resale property) is any home that has previously been lived in. These can range from relatively recent builds to heritage properties over a century old. Unlike a new-build, you buy based on a direct viewing of the actual home, not plans. The Core Difference Between New Build and Second Hand Conveyancing While the end goal of conveyancing — transferring legal ownership — is the same, the journey is quite different depending on whether you’re buying a new build or a second-hand home. Here are the key distinctions: 1. Contract Structure 2. Viewing and Inspection 3. Surveys and Snagging 4. Stamp Duty Calculation 5. Completion Timeline 6. Buyer Protections Step-by-Step Conveyancing Process for New-Build Homes in Ireland Buying a new-build home involves some unique stages that don’t apply to resale properties. Step 1 – Reservation and Booking Deposit When you decide to proceed, you pay a booking deposit to the estate agent or developer. This is refundable until contracts are signed. Step 2 – Reviewing the Building Agreement and Contract for Sale Your solicitor examines both documents to ensure: Step 3 – Stage Payments If buying off-plan, you may make payments in instalments as the build progresses. Your solicitor will handle the transfer of funds in line with agreed milestones. Step 4 – Snagging Inspection Once the builder declares the home ready, you hire an engineer to create a snag list. This includes small fixes — from paint touch-ups to missing fittings — which the builder must address before completion. Step 5 – Final Completion When all snag items are resolved and legal checks are complete, your solicitor releases the final funds and you receive your keys. Step-by-Step Conveyancing Process for Second-Hand Homes in Ireland For conveyancing second hand house Ireland buyers, the process is generally more predictable but comes with its own considerations. Step 1 – Offer and Acceptance You make an offer via the estate agent. Once accepted, you pay a booking deposit (again, refundable until contracts are signed). Step 2 – Property Survey A full survey is essential to identify structural defects, damp, boundary issues, or planning irregularities. Step 3 – Contract Review Your solicitor ensures the seller has good title, checks for charges or rights of way, and reviews planning compliance. Step 4 – Signing Contracts Once due diligence is complete, both parties sign the Contract for Sale and you pay the contract deposit (usually 10% less booking deposit). Step 5 – Closing On the agreed closing date, the balance is paid, the keys are handed over, and your solicitor registers you as the legal owner. Pros and Cons of Each Option from a Conveyancing Perspective New-Build Homes Pros: Cons: Second-Hand Homes Pros: Cons: Tax, Legal, and Timeline Comparisons at a Glance Aspect New Build Second-Hand Home Contracts Two – Contract for Sale + Building Agreement One – Contract for Sale Stamp Duty 1% on price excluding VAT on construction 1% on full price Survey Snag list post-construction Full pre-purchase survey Completion Tied to construction schedule Fixed date Guarantee Usually 10 years None (unless transferable) Help to Buy Yes, for qualifying first-time buyers No Which Option is Right for You? The best choice depends on your priorities: Final Word on Conveyancing Differences Whether you buy a new build or second hand house in Ireland, the conveyancing process shapes the experience — and the risks. By understanding the difference between new build and second hand conveyancing, you can avoid costly surprises and navigate your purchase with confidence. Working with the right solicitor makes all the difference. McKenna & Co Solicitors bring decades of expertise in Irish property law, delivering a responsive, client-focused service. Our team is known for navigating even the most complex transactions with clarity and efficiency, ensuring you feel supported from offer to completion. If you’re buying or selling a property, contact McKenna & Co Solicitors today to discuss your case and move forward with confidence.
A Guide to Local Property Tax
If you own a home or any residential property in Ireland, Local Property Tax (LPT) is something you can’t ignore. Since its introduction in 2013, LPT has become a core part of Ireland’s tax system — funding essential local services such as road maintenance, parks, and waste management. This 2025 guide will walk you through everything you need to know about local property tax in Ireland — from who needs to pay, how much it costs, valuation bands, payment methods, exemptions, and even what happens if you don’t pay. Whether you’re a first-time homeowner, a landlord, or managing an inherited property, this guide will help you stay compliant and avoid costly penalties. What is Local Property Tax in Ireland? Local Property Tax is an annual self-assessed tax on the market value of all residential properties in the State. It applies to: Unlike some taxes, LPT is not based on your income but on your property’s market value as of a specific “valuation date”. For the current LPT cycle (2022–2025), that date is 1 November 2021. Why LPT Exists and Where the Money Goes The LPT was introduced to give local authorities a stable, predictable source of income and to reduce the Government’s reliance on income tax. Funds raised go directly to county and city councils to support: For homeowners, this means the LPT you pay directly contributes to your local area’s upkeep and amenities. Who Needs to Pay Local Property Tax in 2025? You are liable for LPT in 2025 if you own a residential property on 1 November 2024 — known as the liability date. Owners and Joint Owners If a property has more than one owner, you must decide which owner will pay. If no agreement is reached, Revenue can collect the full amount from any owner. Long-Term Tenants In rare cases, tenants may be responsible — specifically if: Executors and Trustees Executors managing a deceased person’s estate and trustees holding property in trust are also liable. Exemptions from Local Property Tax Not every property is liable. While exemptions are limited to keep the tax system fair, you may qualify if: Even if you qualify for an exemption, you must still file an LPT return to claim it. How Much is Local Property Tax in Ireland (2025)? The amount you pay depends on the valuation band your property falls into, based on its market value on 1 November 2021. Valuation Bands and Basic LPT Rates (2022–2025) Valuation Band (€) Basic LPT (€) 0 – 200,000 90 200,001 – 262,500 225 262,501 – 350,000 315 350,001 – 437,500 405 437,501 – 525,000 495 525,001 – 612,500 585 612,501 – 700,000 675 700,001 – 787,500 765 787,501 – 875,000 855 875,001 – 962,500 945 For properties worth over €1.75 million, the LPT is calculated differently: Local Adjustment Factor – Why Rates Differ Across Ireland Local councils can adjust the basic LPT rate for their area by up to +/- 15% each year. This means two homes of equal value in different counties could have different LPT bills. You can check your local authority’s 2025 adjustment on the Revenue LPT calculator. How to Value Your Property for LPT Since LPT is self-assessed, you are responsible for valuing your property. Steps to Value Your Property Tip: For new properties, add 13.5% VAT to recent sale prices when comparing values. How to Pay Your Local Property Tax There are several payment options for LPT 2025: Key Payment Deadlines for 2025 What If You Can’t Pay? If you are struggling to pay, you may be able to defer some or all of your LPT. This is not an exemption — you will still owe the amount plus interest (3% per year for deferrals). Deferral Options Consequences of Not Paying LPT Failing to pay can have serious consequences: LPT and Selling or Transferring Property If you sell your property, any outstanding LPT must be paid before the sale completes. Your solicitor will require proof of payment (LPT clearance). Changes to Expect After 2025 The next LPT valuation date is expected in late 2025, with new valuation bands possibly introduced for 2026–2029. Given Ireland’s rising property prices, some homeowners may move into higher bands. Quick LPT Checklist for 2025 Final Word The Local Property Tax is a key part of homeownership in Ireland, and being proactive about valuation, payment, and compliance will save you stress — and money — in the long run. By understanding the rules for local property tax Ireland 2025, you’ll avoid penalties, plan your budget effectively, and contribute to the services that make your community a better place to live. If you need expert legal guidance when buying or selling a property, managing probate, or navigating any aspect of property law, McKenna & Co Solicitors can help. With a proven track record, exceptional client satisfaction, and deep expertise in Irish property matters, we make the process clear and stress-free. Contact us today to discuss your needs and get trusted advice you can rely on.
what does an executor do after probate is granted
When someone passes away, the process of dealing with their estate can be both emotional and complex. One of the most significant milestones in that process is when probate is granted. Many people believe that once probate is granted, the estate can be distributed immediately — but in reality, this is when the bulk of the executor’s work begins. In this comprehensive guide, we explain what does an executor do after probate is granted in Ireland, the legal steps to follow, how to avoid common pitfalls, and the typical timeline involved. Understanding Probate in Ireland What Is Probate? Probate is the legal process of proving a will and confirming the executor’s authority to manage and distribute the deceased’s estate. If there is a valid will, the Probate Office issues a Grant of Probate to the executor named in the will.If there is no will, the Probate Office issues a Grant of Letters of Administration, appointing an administrator — usually the next of kin — to act in a similar role. Once the grant is issued, the executor or administrator has full legal authority to: What Does an Executor Do After Probate Is Granted in Ireland? Once probate is granted, the executor’s legal powers take effect. The following duties form the backbone of the estate administration process in Ireland. 1. Collect and Protect All Assets Identifying Assets The first task is to take control of all assets in the estate. This can include: Executors should gather original documents — deeds, share certificates, bank statements — and maintain secure storage for them. Opening an Executor’s Bank Account An executor’s account should be opened to keep estate funds separate from personal finances. All income, sales proceeds, and transfers should be deposited here. Protecting Property Empty houses should be insured immediately and checked regularly. Executors may need to arrange for utilities to remain connected and for gardens or buildings to be maintained during the administration period. 2. Pay Debts and Liabilities Identifying All Debts An executor must settle debts before any distribution is made. These may include: Notifying Creditors Placing statutory notices to creditors in a national and local newspaper allows creditors to submit claims. If this step is taken, the executor is protected from liability for debts not claimed within the notice period. Funeral Expenses In Ireland, funeral costs are given priority and can be paid directly from the deceased’s accounts, even before probate is granted. 3. Handle Tax Obligations Tax compliance is a major part of what to do after probate granted in Ireland. Executors must ensure that: The Inland Revenue Affidavit (Form SA.2), listing all assets and liabilities, is central to calculating taxes. Executors should keep detailed records to assist with Revenue Commissioners’ requirements. 4. Sell or Transfer Assets Where Required Property Sales If a property must be sold to distribute funds or as specified in the will, the executor will arrange for: Distribution in Kind Where assets such as property, shares, or heirlooms are being transferred rather than sold, proper title transfer paperwork must be completed. 5. Distribute the Estate to Beneficiaries Following the Will’s Instructions If there is a will, the executor must distribute the estate exactly as stated. This may involve dividing sums of money, transferring properties, or handing over specific gifts. If There Is No Will The Rules of Intestacy in Ireland determine who inherits. The order of entitlement is fixed, starting with the spouse and children, followed by other relatives. Ensuring Beneficiaries’ Tax Compliance Executors must ensure that beneficiaries liable for CAT have paid it before releasing assets. If the beneficiary is outside Ireland, the executor is responsible for ensuring taxes are paid first. 6. Provide Final Estate Accounts The executor must prepare a clear set of accounts showing: This ensures transparency and helps prevent disputes later. How Long Does Estate Administration Take After Probate in Ireland? Many estates take six months to one year to complete after probate is granted, but several factors can extend this timeline: The “executor’s year” rule allows up to 12 months from the date of death before beneficiaries can demand their inheritance. Common Challenges After Probate Is Granted Even with probate granted, executors may face: Executor’s Legal Risks Executors carry legal responsibility for the estate. If they fail to pay debts before distributing assets, or breach their duties, they may be personally liable. To protect themselves, many executors work closely with a probate solicitor or accountant, especially for large or complex estates. Practical Tips for Executors After Probate Final Thoughts Probate may feel like the finish line, but for an executor, it’s really the start of the most important stage. From collecting assets and paying debts to distributing inheritances and preparing final accounts, the role carries both legal and personal responsibilities. Handled correctly, this process ensures that the deceased’s wishes are respected, the law is followed, and beneficiaries receive their rightful inheritance without unnecessary delays or disputes. If you need guidance, McKenna & Co Solicitors combine expertise in probate and wills with a reputation for quick, responsive service, helping executors carry out their duties smoothly.
How much can I save with the Help-to-Buy scheme?
Your complete, up-to-date guide for Help-to-buy-scheme Buying your first home in Ireland can feel like a mix of excitement and mild panic. Between rising house prices, saving for a hefty deposit, and navigating mortgage rules, it’s no wonder many first-time buyers look for extra support. One of the most popular supports right now is the Help-to-Buy scheme — a government-backed initiative that could refund up to €30,000 of the taxes you’ve already paid. If you’re wondering how much can I claim HTB and whether it could actually make a difference for you, this guide will walk you through everything you need to know — in plain English. We’ll cover: What Is the Help-to-Buy Scheme in 2025? The Help-to-Buy-Scheme-Sc (HTB) scheme is designed to make it easier for first-time buyers in Ireland to get onto the property ladder. Instead of giving you a cash grant upfront, the government refunds some of the Income Tax and Deposit Interest Retention Tax (DIRT) you’ve paid in Ireland over the past four years. This refund can then go towards your house deposit, reducing the amount you need to save. The enhanced version of the scheme — which offers higher limits — will run until 31 December 2029. How Much Can I Claim from the Help-to-Buy Scheme? In 2025, the amount you can claim is the lowest of these three figures: PRSI and USC are not included in the calculation — only standard Income Tax and DIRT count. Example 1 – Getting the Maximum €30,000 Example 2 – Limited by Taxes Paid Who Can Apply for the Help-to-Buy Scheme? To qualify in 2025, both you and your property must meet the scheme’s requirements. Buyer Requirements Property Requirements Mortgage Rules How to Work Out Your Potential HTB Savings Follow these steps to estimate your refund: How the Refund Is Paid The Application Process in 2025 The process is handled by Revenue and is split into three stages. Stage 1 – Application Stage 2 – Claim Stage 3 – Verification Repayment Rules (Clawback) If you don’t follow the scheme’s rules, Revenue can reclaim part or all of your refund. You’ll have to repay if: Repayment rates: Years in property % You Must Repay 1 year 100% 2 years 80% 3 years 60% 4 years 40% 5 years 20% Common Mistakes That Could Cost You Final Word The Help-to-Buy scheme can be a game-changer for first-time buyers, potentially giving you back up to €30,000 of taxes to put towards your deposit. If you’re eligible and buying a new build, it’s well worth checking how much you can claim HTB — it could bring you one step closer to turning the key in your own front door. If you want the process to run smoothly, McKenna & Co Solicitors can guide you every step of the way. Our expertise in property law ensures you get clear advice and efficient handling of your purchase.
How long does a new home purchase take from start to finish?
How long does it really takes to buy a property from start to finish. Buying a new home is one of the most exciting – and occasionally nerve-wracking – milestones in life. Whether you’re a first-time buyer or upgrading to your forever home, understanding the new home purchase timeline in Ireland can save you stress, help you plan your finances, and ensure you’re prepared for each step along the way. In this guide, we’ll walk you through the property buying process in Ireland, breaking it down stage by stage, with realistic timescales and expert tips to help keep things moving smoothly. How Long Does the Property Buying Process in Ireland Take? In Ireland, the average home purchase takes between 12 weeks and 6 months from your initial decision to buy through to moving in. However, the exact timeline depends on several factors: A straightforward cash purchase with no chain could take as little as 8–10 weeks, while a mortgage-based purchase with multiple parties in the chain can stretch towards the longer end of the scale. Stage 1: Preparing Your Finances Timescale: 2–6 weeks Before you start browsing property websites, it’s crucial to get your finances in order. Preparation here can dramatically speed up the rest of the process. Work Out Your Budget Get Mortgage Approval in Principle (AIP) Most buyers in Ireland need a mortgage. Approval in principle from a lender gives you a clear budget and makes you a more attractive buyer. Tip: Mortgage approvals in Ireland are typically valid for 6 months, so time your application to avoid it expiring mid-purchase. Stage 2: Finding Your Ideal Home Timescale: 2 weeks – 6 months (or more) This is often the longest part of the property buying process in Ireland. Where to Look Things to Check Before Making an Offer Tip: Keep an open mind about locations and property types – flexibility can speed up your purchase. Stage 3: Making an Offer Timescale: 1–2 weeks Once you’ve found “the one,” you can submit an offer through the estate agent or directly to the seller. After the Offer Is Accepted Stage 4: Appointing a Solicitor Timescale: Within days of offer acceptance Your solicitor handles property conveyancing – the legal transfer of property ownership.Choose a solicitor early, ideally before making an offer, so they can begin immediately when needed. The Solicitor’s Key Tasks Stage 5: Securing Your Mortgage Timescale: 4–8 weeks If you already have approval in principle, you now apply for full mortgage approval based on the specific property. You’ll need: Valuation vs Survey Your lender will arrange a valuation (for their purposes), but you should also arrange a professional property survey to identify any hidden issues. Stage 6: Property Survey and Renegotiations Timescale: 2–4 weeks While not legally required, a survey is strongly recommended. In Ireland, sellers don’t have to disclose defects, so a survey can protect you from costly surprises. Types of Surveys If the survey finds issues, you may renegotiate the price or ask the seller to carry out repairs before completion. Stage 7: Signing Contracts Timescale: 2–4 weeks after legal checks complete Once your solicitor is satisfied with all checks and you have your mortgage offer, you sign the contract for sale and pay the balance of the deposit (usually 10% of the purchase price minus the booking deposit). At this stage, both buyer and seller are legally bound to complete the transaction. Stage 8: Closing the Sale Timescale: 2–4 weeks Your solicitor will: Once payment is complete, you’ll get the keys – and it’s time to celebrate! Stage 9: Post-Completion Steps Timescale: Up to several months (registration) Even after moving in, your solicitor will finalise the registration of ownership with Tailte Éireann (Land Registry or Registry of Deeds). This can take months, but you’re legally the owner from completion day. Common Causes of Delay in the Irish Property Buying Process How to Speed Up Your Home Purchase in Ireland Quick Reference: Typical Timeline for Buying a New Home in Ireland Stage Average Timeframe Preparing finances & mortgage AIP 2–6 weeks Finding a property 2 weeks – 6 months Offer accepted 1–2 weeks Full mortgage approval 4–8 weeks Legal checks & surveys 6–12 weeks Signing contracts 2–4 weeks Closing the sale 2–4 weeks Post-completion registration Months (but you own it from completion) Final Thoughts The new home purchase timeline in Ireland is influenced by preparation, speed of decision-making, and how efficiently all parties involved work together. While some delays are outside your control, being organised, proactive, and well-advised can keep things moving and get you into your new home sooner. Whether you’re navigating your first purchase or upgrading, understanding the property buying process in Ireland ensures you’re ready for each step – from your first viewing to the moment you turn the key. For complete peace of mind during your property journey, McKenna & Co Solicitors offer expert conveyancing services backed by decades of experience, quick response times, and one of the highest client satisfaction rates in Ireland. Our team combines deep property law expertise with a client-first approach, ensuring every stage of your purchase is handled with care, clarity, and efficiency. Contact us today to tell us about your case and get your move underway with confidence.