Buying a New-Build Property

Madden Law – Clear, concise advice about buying property

Why choose Madden Law when buying your home?

We have over ten years experience in buying houses and apartments. We  give straight forwards forms, to ensure  that the process is as stress free and  straight forward as possible.  We take care of the drawdown of the mortgage. We offer a range of flexible appointment options. We offer video consultations to discuss your contracts and mortgage documents. These can be booked online at a time that suits you.  There is ample free parking outside our office at the Bryanstown Centre, Drogheda.

 

There will be no surprises when it comes to costs.

Buying a house can be stressful. One less thing to worry about is unknown costs. 

We have set out all of the price structure below.

 

Our standard fixed purchase fee includes all of the following work:

o Advising you on the legal process,
o reviewing the purchase contracts and documents,
o Advising you on the maps,
o Reviewing the loan offer, if you are getting finance. No financial advice is given.
o Drawing down your mortgage,
o Advising you to get a snag report done,
o Assisting the Help to Buy drawdown payment,
o Completing your purchase,
o Arranging the keys to be given to you,
o Paying the Stamp Duty to Revenue,
o Lodging the change of ownership in the Property Registration Authority,
o Giving you a copy of your new ownership Deed,
o Giving all original Deeds to the bank, if there is a mortgage.
o All quotes will be issued by email and are valid for 9 months from the date of issue.
o To request an official quote for buying your new house with us, please submit a request for a quote.

Our standard fixed purchase fee for a new build property valued under €425,000 is:

o Professional fee €1,850 plus Vat at 23%. Total €2,275.50,
o Search fee on completion €61.50,
o Land Registry fee to register change of ownership €700/800
o (€700 for a property valued between €200,000 and €400,000
o €800 for a property valued over €400,000),
o Land Registry fee to open a new folio €75,
o Land Registry fee to register change of a mortgage, if applicable € 175.
o Commissioner fee, if getting a mortgage €20,
o Stamp Duty 1% of the VAT exclusive price of the property.

What is not included in our standard fixed purchase fee. If you think any of these issues may arise, please talk to us.

o Any work related to any boundary dispute,
o financial advice,
o errors in maps,
o Issues in relation to non availability of active PPS numbers. All buyers must provide a valid active Irish PPS number .

How does it work?

Help to Buy Payment

Listen here to understand the process of how and when the payment is made. 

Tips about buying a new-built property

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Research

Make sure you know the stamp duty and Land Registry fees. These fees will be paid to your solicitor in advance of completion.

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Insurance policy

Check the house is registered with Homebond and has  ten year warranty. 

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Help to Buy Scheme

Upload the signed contract to ROS. Then give the Access number and Claim number to the estate agent and your solicitor. 

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Before Completion

Carry out a snag list before the balance of the purchase price is paid. 

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Deeds

Purchasers sign the purchase deed after completion. We will then submit the change of ownership application to the Property Registration Authority. 

"The Help to Buy payment requires a few steps. I've set them out in this guide"
Shona Madden - Practicing Solicitor
Shona Madden
Madden Law

Book a video appointment with Shona Madden

Frequently asked questions about buying a new property:

The booking deposit and name of solicitors acting for the purchasers is given to the estate agent. Then the estate agent prepares a sales advice note, detailing the agreement reached. That is then given to all parties, the developers and their solicitor and the buyers and their solicitor.  When the developer’s solicitor receive it, they will then prepare the Contracts for Sale. It will then be sent to the purchaser’s solicitor.

This document has the details of the agreement, the price, buyer and seller’s details, the property address, the completion date, special conditions about this transaction and general conditions that apply to all property transactions. 

The general conditions are a mix of rights and obligations of both the developer and buyer

There is not a completion date in the Contract. Watch Shona’s video below about how completion is dealt with in the Contract. 

The following documents are reviewed and discussed with the purchaser: Contract, map, Folio, Planning documents Homebond, plans and specifications and  management company documents. 

The balance of the 10% deposit is given to the buyer’s solicitor. It will be transferred to the seller’s solicitor and two signed Contracts will be posted also. The seller will sign both Contracts, keep one and return one signed Contract to the buyer’s solicitor. At this point there is a binding Contract in place. 

The mortgage funds will be drawn down from the bank a few working days before the completion date. In order for mortgage funds to be released, the life policy/ Mortgage property policy, update to date valuation, direct debit mandate and home insurance must be submitted to the bank. 

 

The buyer’s solicitor transfer 90% of the purchase price to the seller’s solicitor by EFT. The buyer’s solicitor order judgment and property searches. The seller’s solicitor sends the original title documents and closing documents to the buyer’s solicitor. These are reviewed by the buyer’s solicitor.

When the seller’s solicitor receives the funds and the documents and searches are checked by the buyer’s solicitor, both parties confirm they are happy complete the transaction. The seller’s solicitor will call the estate agent and confirm the sale has closed. The estate agent will then be authorised to release the keys to the buyers. The buyer’s solicitor will content them to tell them the keys are available to be collected from the office of the estate agent. 

The stamp duty will be paid by the solicitor. The current rate for residential property  is 1% of the Vat exclusive purchase price. Watch the video below about calculating the stamp duty. Purchasers have to give their PPS numbers to their solicitor, in order for the stamp duty return to be done through ROS. 

The change of ownership and mortgage documents are then sent to the Property Registration Authority. This usually takes a few months to complete. Then a new folio (deed) will be available showing the new registered owners of the property. If the buyers got a mortgage, then the bank’s charge will be registered on the deed also. All original title documents are then given to the bank as security for the mortgage. 

The change of ownership and mortgage documents are then sent to the Property Registration Authority. This usually takes a few months to complete. This is because the property is being registered and mapped for the first time. Then a new folio (deed) will be available showing the new registered owners of the property. If the buyers got a mortgage, then the bank’s charge will be registered on the deed also. All original title documents are then given to the bank as security for the mortgage. 

When the stamp duty return is done through Revenue, this notifies Revenue that the buyers have bought a new property. A Local Property Tax ID number when then be generated by Revenue. There is no Local Property Tax liability due until the 1st November in the calendar year that the ownership was registered in. 

"I’ve been buying houses for over ten years. I’ve put together a simple guide that sets out the legal process in buying a second hand property. "
Shona Madden - Practicing Solicitor
Shona Madden
Madden Law

Do you have a question related to buying a new-build property? Send us a message

Buying a New Build Property

Informative Videos

Madden Law have created helpful videos to help provide a better understanding of not only the process of buying a new build property, but also the role of a qualified solicitor when doing so.

Outstanding service all round and a complete joy to deal with - would recommend in a heartbeat and hope to deal again soon!

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 Update

July 2021- November 2021

At present, we are not taking on new clients. For this reason, the facilities to book a video consultation and request a quote online are not available.