Professionals · Conveyancing solicitor

The conveyancing solicitor: what they do and what they cost

Checked 21 Oct 2026typical costs from Bank of Ireland: the costs of buying a home (2026); Tailte Éireann: fees; Money Guide Ireland: the cost of selling a house.

You cannot buy or sell a home in Ireland without a solicitor. They check that the seller really owns the home, that nothing is wrong with the title, that the planning is in order, and they move the money on closing day. This page says what they do at each step, what it costs, what to ask, and how to check the firm is on the Law Society's register.

Check before you hire: a solicitor should be on the register kept by the Law Society of Ireland. Law Society: find a solicitor

What it usually costs

Solicitor's fee (conveyancing)Fixed fees are common; ask for a written quote and a costs letter under section 150 of the Legal Services Regulation Act 2015.	€1,500 to €3,000 + VAT
Solicitor's outlays (Land Registry, searches, commissioner fees)Registering the title and the mortgage with Tailte Éireann, planning and judgment searches, and commissioner for oaths fees, paid through your solicitor.	€400 to €1,200
Solicitor's fee (selling)Often a little less than buying; ask for a written quote.	€1,200 to €2,500 + VAT

Typical figures, checked 2026-10-21; never a quote. Get at least two written quotes.

What a conveyancing solicitor does

Conveyancing is the legal work of moving a home from one owner to another. When you buy, your solicitor:

reads the contract the seller's solicitor sends and raises questions (called requisitions) about the title, the boundaries, planning permission, building regulations and any charges on the home
checks that the seller owns it and can sell it, and that the mortgage on it will be paid off
explains the contract to you, including any special conditions, and tells you what you are agreeing to
holds your deposit and sends it on when you sign
deals with your lender: accepts the loan offer on your behalf, confirms the conditions are met, and asks for the money (the drawdown) for closing day
pays the seller, collects the keys through the agent, and files your stamp duty return with Revenue within 44 days
registers you as the owner, and your lender's charge, with Tailte Éireann (the Land Registry)

When you sell, the other way round: they draw up the contract, answer the buyer's questions, get the deeds from your lender, and pay off your mortgage from the money that comes in.

When you need one

Before you bid. An agent will ask for your solicitor's name when you go sale agreed, and having one ready makes a bid stronger. Choosing one takes a few days; the work itself runs from sale agreed to closing, usually 8 to 16 weeks on a second-hand home.

If you are selling, line one up before you put the home on the market. They need your title deeds, which can take weeks to come back from a lender.

What it costs

There are two parts to the bill, and you should ask for both as separate lines:

The fee. Most firms quote a fixed fee for a straightforward purchase. A few charge a percentage of the price; a fixed fee is easier to compare. VAT at 23% goes on top.
The outlays. Money the solicitor pays out for you: Land Registry fees for registering the title and the mortgage, planning and judgment searches, and small items like commissioner for oaths fees. These are the same whichever firm you use, and there is no VAT on most of them.

Under section 150 of the Legal Services Regulation Act 2015, a solicitor must give you a written notice of the costs before starting work, or as soon as they can. Ask for it. The figures in the table below are typical ranges, not quotes.

How to choose

Get two or three written quotes. Ask each the questions below. A firm that does a lot of conveyancing in your county will know the local planning office, the usual title problems in the area, and the agents. A firm that is slow to answer your first email will be slow on closing day too.

You can use a solicitor anywhere in Ireland; they do not have to be near the home. Many people use one near where they live or work.

What can go wrong, and what they do about it

The most common delays are title problems (a right of way not registered, a boundary that does not match the map, an extension with no certificate of compliance), probate not yet granted on an inherited home, and the seller's deeds still with their lender. Your solicitor's job is to find these before you sign, not after. If something cannot be fixed, you can walk away before contracts and get your booking deposit back.

Questions to ask

What is your fee for a purchase at this price, and is it fixed?
What outlays should I expect, line by line?
Will you send the section 150 costs notice before you start?
Who will actually handle my file, and how do I reach them?
How many purchases like mine did you close last year?
If my sale and purchase are linked, can you handle both and close them on the same day?
Do you have professional indemnity insurance?

Warning signs

No written quote, or a quote with the outlays missing
Not on the Law Society's register, or no practising certificate for this year
Suggests you skip the survey because the lender is doing a valuation
Takes more than a few days to answer a simple email at the quote stage
Asks you to pay the deposit into a personal account rather than the firm's client account

Questions people ask

Can the buyer and seller use the same solicitor?

No. Each side needs its own solicitor, because their interests are different. The Law Society's rules do not allow one firm to act for both in a sale.

Do I need a solicitor to switch my mortgage?

Yes. The new lender needs a solicitor to take its charge over the home and pay off the old lender. Many lenders pay a contribution towards the cost when you switch.

How do I check a solicitor is registered?

Use the Law Society of Ireland's 'find a solicitor' search. Every practising solicitor is listed with their firm. If the name is not there, do not hand over money.

Can I do my own conveyancing?

In theory, but no lender will let you, and the risks on title are real. In practice everyone uses a solicitor.

When do I pay the solicitor?

Usually at closing, out of the money moving through their client account. Some firms ask for the outlays up front.