Buying a House at Auction in Ireland

Buying a house at auction in Ireland is a different process than purchasing a new house. 

The principal of caveat emptoror buyer beware still very much applies to house purchases and to ensure that you know exactly what you are purchasing.

There is no substitute for a thorough survey report of the property to avoid any future unforeseen problems arising that you may have been unaware of such as heating problems, poor insulation or ventilation, illegal extensions, or additions to the property which could lead to planning complications.

It is advisable for you to retain your own architect or surveyor to carry out a structural survey of the house, and you should deal directly with your Architect or Surveyor in this regard.


1. Booking Deposit

Once you have paid your booking deposit you will need to give your solicitor’s name to the auctioneer in order that they may instruct the solicitors for the vendor (Seller) to forward us the Contracts for Sale and vouching documentation.

2. Loan Approval

In the meantime, you should be attending to the matter of Loan Approval and you will need to instruct your Mortgage Broker / Lender of the full purchase price, the property address, and your Solicitor details in order that they issue the complete letter of offer of loan approval (i.e. not loan approval in principle). The Bank will generally conduct now a valuation of the property before the loan offer issues.

3. Planning Issues

It is important at this time that you make enquiries as to the planning in the area and the likely future development of the locality.

The best way to find out this information is to enquire personally with the Planning Department of the Local Authority offices to inspect the planning file and ascertain the development plan, the zoning of the area, and any planning application in the local area which may affect the property.

At the relevant Planning Department, you can inspect and ascertain the following:

  • The Planning File
  • The Development Plan
  • The zoning of the area
  • Road development
  • Planning Applications in the local area

You should attend to any planning queries you may have before the execution of contracts.

Once you execute contracts you will be bound to purchase the property and as you are intending on making the locality your home for many years to come it is important that you are satisfied with any proposed development for the locality.

In April 2012 the Department of the Environment, Community, and Local Heritage launched providing free access to zoning in some developments and local area plans.

You may wish also to visit this information service to view what information is available there regarding matters such as flooding, census, and other information that may be of assistance if it covers the area where you intend to purchase.

4. Property Survey

We strongly advise at this stage that you engage an Architect, Engineer, or Surveyor to conduct a full and thorough survey of the property and its maps. This will help avoid any future unforeseen problems arising that you may have been unaware of such as heating problems, poor insulation or ventilation, illegal extensions, or additions to the property which could lead to planning complications.

We also strongly advise you to consult an architect to deal with any issues relating to planning permissions for any development that has taken place OR may take place, during or following the sale.

You also need to check the planning issues for the surrounding areas, as these may affect the property being sold.

Likewise, if there are issues relating to engineering matters such as mapping or the laying of pipes arise, these should be dealt with by an engineer.

5. Examination of the Title

Once we receive contracts, we read the title and raise any queries regarding it with the solicitors acting for the vendor. When all queries are addressed and when your written loan approval is to hand, we will contact you we will make an appointment for you to attend at our Tyrrelstown office for the purpose of executing Contracts for Sale and payment of the balance deposit.

6. Signing of Contract

When the contracts and balance deposit are returned to the vendor’s solicitors, the agreement to purchase is binding. The contracts are then countersigned by the Vendor with their Solicitor and one part returned to our office whereupon the contract is binding upon all parties to the transaction.

7. Transfer of Title

Further legal work then takes place between the Vendor’s Solicitor and the Purchaser’s Solicitor to prepare for the transfer of the title and legal ownership to you.

8. Lodging Title with your bank

If you are borrowing, your solicitors submit further legal documentation in connection with the loan to your bank. This includes a report on the title to the bank and undertaking to deposit the title deeds and Certificate of Title with the bank on drawdown of the loan as well as registration of the change of ownership.

9. Getting your mortgage cheque

You must attend directly with your bank/building society to ensure that all items necessary are in place to have your loan cheque issued in time for closing. Also ensure that your direct debit mandate, mortgage protection, house insurance, etc are in place. The balance of the monies towards the purchase of the property should also be organised in anticipation of the closing date.

10. Getting your keys!

We will then arrange to draw down your loan cheque and make arrangements with the vendors’ solicitors for the completion of this transaction at which time our fees will be payable and you will get the keys to your new home!



Your Expert Conveyancing Claims Legal Team

At Carmody Moran Solicitors our experienced conveyancing solicitors are on hand to advise and skilled in handling all nature of buying houses at auction in Ireland.

The two partners of Carmody Moran solicitors have a combined total of in excess of twenty five years professional legal experience. Together with their associates they aim to make the Court process as straight forward and navigable as possible while being on hand to alleviate their clients concerns and worries about going through the Court process.

Anthony Carmody

is a skilled litigator. He previously worked in the litigation department of one of the ‘big five’ Irish law firms and in a specialised niche firm defending personal injury claims.

Niamh Moran

is an experienced and able lawyer. She handles the conveyancing division and has lots of experience when dealing with buying a house at auction in Ireland. She could be a great help to you today


Would highly recommend Anthony Carmody as he was so supportive with me and my family's case. If you made contact he would ring or email you back that day and explain things in your language.
Annamay Rowan
Annamay Rowan
12:21 10 Mar 21
Fantastic experience dealing with Anthony. Excellent and quick communication. Would highly recommend!
Anant Batra
Anant Batra
00:05 05 Feb 21
Great service, efficient, proffesional, very responsive. Over all very happy with services.
Elvyra Petkeviciute
Elvyra Petkeviciute
15:43 02 Sep 20
Would highly recommend Anthony and his team .
Tracy Ankers
Tracy Ankers
11:22 02 Aug 20
Really pleased with the advice, help, communication and understanding that I received all the way through my case. A very personable and professional firm with the focus always on the client.
Elaine McSweeney
Elaine McSweeney
10:01 31 Jul 20
Would highly recommend. No nonsense straight to the point. Kept informed at all times during the process. Anthony and staff all great.
Maxine Hudson
Maxine Hudson
13:47 12 May 20
Great team to deal with, very professional, communication from them constantly was beyond amazing, nothing but great things to say for them, Tony went above and beyond for me, highly recommended A++ for there service, thank you again guys much appreciated.
Mark Kelly
Mark Kelly
02:11 06 Feb 20
My experience with this law firm was exceptional. Tony is a very professional man who gave me his time and opinion without over promising on the result. Honest and trustworthy - Highly recommend
Mick Giles
Mick Giles
15:50 09 Dec 19
Absolute pleasure working with the CM team. Highly professional, always helpful. Great communication and made the process as hassle free as possible. Highly recommended.
david clarke
david clarke
17:01 02 Dec 19
Streetfront Lawyers.
Matthew Canning
Matthew Canning
17:17 23 May 19
Professional Solicitors that you can depend on!
Alan Alyyan
Alan Alyyan
19:14 21 Jan 19
We have dealt with both, Niamh and Anthony. Very pleased with the level of service. Very professional and always there to answer any questions we had while guiding us through the process. Highly recommended
Vanja Jovanovic
Vanja Jovanovic
07:49 06 Jul 18
Great to deal with professional,patient and efficient. Big thanks to Niamh, Leanne and Camilla .
eileen hoey
eileen hoey
07:52 14 Jun 18
Great service from Niamh, Leanne and all the team at Carmody Moran. Thanks
declan mcgrath
declan mcgrath
07:36 12 Jun 18
Our experience with Carmody Moran was very positive. They were very professional and always there on the phone if I ever needed anything. Great service.
Phyllis Dalton
Phyllis Dalton
16:33 31 May 18
We selected Carmody Moran to represent us. Great experience with Niamh and the crew after over a year engagement on property dealings have nothing but great things to say. Very professional, prompt to queries and very responsive. Highly recommended.
Andrew Penrose
Andrew Penrose
23:57 24 May 18
Professional but very friendly and courteous.
Paul Moran
Paul Moran
17:52 25 Feb 18
I went to Carmody after deciding to get a house. I found their work is detailed and very reliable. I will go again to them for next time legal service.
jingjing xu
jingjing xu
16:11 15 Jun 15
I went to Carmody Moran Solicitors after a car accident and needed injury claim advice, I was incredibly impressed and was kept well informed of how my claim was progressing.They were very straight forward and never set unrealistic time frames or over promising but delivered on everything, They were consummate professionals and I really can't thank them enough, I would highly recommend them to anyone and I will use them for any legal advice I may have in the future.
David McGowan
David McGowan
16:43 14 May 15
I have always found the service offered by Carmody Moran to be first rate and i would would have no hesitation in recommending them.
Terry Palmer
Terry Palmer
15:24 23 Apr 15