Property Probate Sales Solicitors in Dublin 

Blanchardstown, Castleknock, Dublin City Centre

Buying or selling property in probate in Dublin or Ireland?

Selling as an Executor? Can you sell before Probate is granted? Can you sell a joint property where one owner has died?

At Carmody Moran Solicitors our experienced property solicitor team is at hand to guide you through the property probate sale in Dublin process.

Property probate sales can be quicker and easier. For purchasers of a probate sale property, the property is generally empty and as such a purchase of this nature often has the advantage of being the end of ‘the chain’.

On the flip side, the Executor sometimes has limited knowledge of the property sometimes only having had the time of the probate to get familiar with the property and some of their answers to ordinarily basic information can be limited.

The length of time from going sale agreed to getting your keys can seem like the third secret of Fatima!

Carmody Moran Solicitors suggest an early consultation with our conveyancing solicitors as soon as your contracts for sale arrive to review together all of the documentation available and put answers to all of these questions.

The sale of a property where a loved one has passed away can be a tough decision to make. Family members may not all be in agreement and it can be a difficult position for the Executor to make to sell the property.

Role of the Executor

The Executor often wants to be respectful to all of the family but then only the Executor faces the stress of maintaining an often empty property, worrying about vandals or burst pipes, paying the outgoings and taxes, and insuring the property.

We advise an early consultation with one of our experienced property solicitors before putting the house on the market to review what documents are available, as it is not uncommon for title deeds to be mislaid or lost, and how best to proceed to ensure the transaction goes as smoothly and stress-free as possible.

Generally speaking and subject to legal advice on your particular situation unless there is a surviving joint owner a Grant of Probate or a Grant of Administration Intestate must be applied for and granted before a sale of a property can complete.

Selling a property before probate is granted

You can sell before probate is granted and property can be sold while the application for the Grant of Probate is pending and the closing date linked to its issue, but early legal and specific legal advice is recommended in such circumstances.

We have had cases of helping Executors who are resident abroad to sell properties in Ireland and helping them sell quickly. With emails, fax, and overnight secure deliveries the world is a much smaller place within which to do business.

It is advisable to obtain Probate at the earliest opportunity in order to avoid any potential delays.

Where matters are urgent Probate can be obtained in a matter of weeks when a property is sale agreed.

A telephone call with one of our experienced solicitors can answer your questions to discussed the process and estimated timescales and an early consultation before progressing too far in the transaction can greatly ease the transaction and help it proceed in a smooth and straightforward manner.

Probate Dublin, Ireland: Understanding What It Is

What is Probate Dublin?

Probate is a legal process in Dublin, Ireland, and involves administering a deceased person’s estate. A Grant of Representation, which grants the executor or administrator the power to manage the decedent’s financial and legal affairs, is often required to do this. The executor designated in the will is in charge of managing the estate if there is one. An administrator is chosen if neither an executor nor a will were present. If there is a disagreement over who has the right to administer the estate, the Probate Registrar may be engaged in the decision-making process.

In addition to paying any taxes owed and distributing the estate’s assets to the beneficiaries, the responsibilities of the executor and administrator also include paying the deceased’s obligations and finding and appraising their assets. If the estate is complicated, it is advisable to consult a lawyer. In Ireland, probate administration is the responsibility of the High Court’s Probate Office.


Understanding Probate Process and Terms

The judicial process for managing a bereaved person’s estate is called probate. It involves the verification of the deceased person’s will and the distribution of their assets to their heirs. In Dublin, Ireland, the Probate Office of the High Court is responsible for administering probate.

If you are dealing with probate in Dublin, Ireland, it’s essential to understand the process and the terms associated with it. Here are some of the key terms you should be familiar with:


An executor is a person named in the deceased person’s will who is responsible for administering their estate. If there is no executor named in the will or the executor is unable to act, an administrator is appointed.


An administrator is a person appointed by the court to administer the estate when there is no executor named in the will or when the named executor is unable to act.

Grant of Representation

A Grant of Representation is a legal document that gives the executor or administrator the authority to administer the estate. It is issued by the Probate Office of the High Court.


A will is a legal document that outlines the deceased person’s wishes for the distribution of their assets after their death.


A person is considered to have died intestate if they pass away without a legally binding will.

Letters of Administration

Letters of Administration is a legal document that gives the administrator the authority to administer the estate when there is no will.

Probate Registry

The Probate Registry is a court that handles applications for Grants of Representation.

Now that you have an understanding of the key terms associated with probate in Dublin, Ireland, it’s essential to understand the process itself.

Probate Process in Dublin, Ireland

The probate process in Dublin, Ireland involves the following steps:

Obtain a death certificate

The first step in the probate process is to obtain a death certificate. This certificate is necessary to prove the person has passed away.

Locate the will

If the deceased person left a will, it must be located. The executor named in the will is responsible for administering the estate.

Apply for a Grant of Representation

The executor or administrator must apply for a Grant of Representation from the Probate Registry. This document gives them the authority to administer the estate.

Pay debts and taxes

Before any assets can be distributed, the executor or administrator must pay any outstanding debts and taxes.

Distribute assets

Once all debts and taxes have been paid, the executor or administrator can distribute the assets according to the deceased person’s wishes.


Is Probate always needed in Dublin, Ireland

Probate is not always required in Dublin, Ireland.  Depending on the deceased’s assets and how they were handled, a Grant of Probate may or may not be required. If the deceased and another person jointly owned property, that property will transfer to the remaining co-owner without the need to extract a Grant of Probate, a different legal conveyancing process generally suffices. 

The bank may distribute monies to the next of kin without the requirement for Probate if the deceased had limited assets, such as a bank account (generally less than €25,000) and a process of indemnities suffices.  Again certain paperwork is required, but not necessarily the extraction of a Grant of Probate, this depends upon the combined total of assets, however.  Accordingly, an early consultation with a specialist probate solicitor will assist you in determining the correct pathway forward.

 Probate will be necessary to transfer  assets

Probate will be necessary to transfer those assets to the beneficiaries if the deceased owned any assets in their own name, such as property, stocks or shares, or larger quantities of money. Whether or not Probate is necessary will depend on the size of the estate. In Ireland, probate is often necessary if the estate is worth more than €25,000. It is usually advisable to speak with an expert probate lawyer to ascertain whether Probate is necessary for a particular circumstance.


How long does probate take in Dublin, Ireland

A solicitor or other legal expert will frequently be consulted for guidance or assistance in the probate procedure because it can be time-consuming and complicated and carries a significant degree of risk if errors are made in the process.

The intricacy of the estate, the presence or absence of conflicts, and the speed with which the executor or administrator performs their obligations all affect how long probate takes in Dublin, Ireland. In Ireland, the probate procedure usually takes six to twelve months to complete.

The procedure might, however, take longer if there are issues, such as a disagreement over the will or challenges in discovering and appraising assets identifying assets, or obtaining information regarding the estate or the beneficiaries. It is significant to remember that each probate case is distinct, and the time frame may change depending on the specific circumstances of each matter.

Call our Blanchardstown office on 00-353-1-8272888 to make an appointment to meet and discuss property probate sale in Dublin further with our property solicitors or use the quick enquiry form here.

Frequently Asked Questions FAQs on Probate Sales in Dublin, Ireland

What is Probate Dublin, Ireland?

The legal procedure known as “probate” in Dublin or anywhere in Ireland entails managing a deceased’s inheritance. It is the formal proof of the will’s legality and it gives formal legal powers to the Executor or Administrator of the Estate to deal with the Estate.

When is Probate in Dublin or Ireland necessary?

When a person in Dublin, Ireland, dies possessed of assets or property in their name, probate is required.   Probate essentially ratifies or legally proves the Will or compliance with the laws of Intestacy to enable an Estate be administered.

Who is in charge of Probate in Dublin or Ireland?

The High Court’s Probate Office in Dublin, Ireland, is in charge of managing probate. The estate is managed by the executor designated in the will; if neither was selected nor if there is no will, an administrator is chosen to manage the estate.

How long does Probate take in Dublin, Ireland?

Depending on the intricacy of the estate, the process of obtaining probate in Dublin, Ireland might take anywhere from six to twelve months.

How much does Probate Dublin and Ireland cost?

Depending on the complexities of the estate, the cost of probate in Dublin, Ireland might be anywhere between 1% and 5% of the overall estate value.

Can Probate in Dublin, Ireland be avoided?

If the assets were held in shared ownership or if the estate’s overall worth was below a certain amount, Probate in Dublin, Ireland may occasionally be avoided. To legally transfer ownership of the assets to the beneficiaries, however, probate is typically required.

What happens if there is no will in Dublin, Ireland?

In Dublin, Ireland, the rules of intestacy govern the distribution of an estate in the absence of a will. The inheritance will be distributed in accordance with the intestacy laws established by the court, which may or may not reflect the preferences of the deceased.

Can a will be contested during Probate in Dublin, Ireland?

Indeed, a will may be challenged throughout the Dublin, Ireland, probate process. A person may challenge a will in court if they feel that it is invalid or that they were unfairly left out of it.

What happens to debts during Probate in Dublin, Ireland?

The executor or administrator is accountable for paying any unpaid obligations the deceased may have incurred during probate in Dublin, Ireland, before distributing the remaining assets to the beneficiaries.

What happens to assets that are jointly owned in Dublin, Ireland?

In Dublin, Ireland, when a joint owner dies, the jointly held property passes to the remaining joint owner(s) and does not require probate.  To transfer property held jointly an application is required to the Land Registry.

Your Expert Property Probate Sales Legal Team in Blanchardstown

At Carmody Moran Solicitors in Blanchardstown our experienced property and conveyancing solicitors are on hand to advise and skilled in handling all nature of property probate sale in Dublin.

The two partners of Carmody Moran Solicitors in Blanchardstown 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 straightforward and navigable as possible while being on hand to alleviate their clients’ concerns and worries about going through the Court process.


Anthony Carmody


Anthony Carmody is one of the founding Partners of Carmody Moran Solicitors.

He has significant experience in personal injury cases and general litigation having handled literally thousands of cases on behalf of clients based in Ireland and abroad.


Niamh Moran


Niamh Moran is one of the founding partners of Carmody Moran Solicitors and is a solicitor with wide ranging experience across all areas of general practice.

Niamh manages the family lawconveyancing in Dublin, and probate divisions of the practice. Niamh’s practice of law is extremely varied and she is regularly sought out for her expertise by clients and colleagues alike.

*While we have made every effort to provide accurate information, the law is always changing and it affects each person differently. This information is not a substitute for specific advice about you personally and it is not intended as legal advice. We will not be liable to you if you rely on this information. In contentious business, a solicitor may not calculate fees or other charges as a percentage or proportion of any award or settlement. This statement is made in compliance with Reg.8 of SI 518 of 2002.

You should note that no solicitor/client relationship or duty of care or liability of any nature shall exist or be deemed to exist between Carmody Moran Solicitors and you until you have received a written letter of engagement from us in which we confirm our appointment as your Solicitors.


Very professional experienced team who run a friendly and efficient practice. I found them to be very astute and knowledgeable in our discussions about Litigation. Their advice made me rethink my actions and helped me settle an issue without any unnecessary actions or outlays.
We recently purchased our house through Carmody Moran and they were great to deal with. They were there each step of the way and really helped close the purchase within a short time frame. Thanks for everything!
Ciaran O'Reilly
Ciaran O'Reilly
Carmody Moran performed the conveyancing for my apartment purchase. My solicitor Caila Ryan was extremely diligent and professional. She did a great job guiding me through the process and offering advice. I really appreciated all of the documentation she provide me with. I would have no hesitation in recommending them.
Grace Ohanlon
Grace Ohanlon
Lovely solicitor. Rang for advise on a potential claim from an airline and gave great advice. Would highly recommend
Shannon Spence
Shannon Spence
Myself and my partner worked with Carmody Moran earlier this year when buying our first house. As first time buyers, we weren't really sure how the whole process worked. Jim Downing really helped us and made the process clear and easy to understand, and kept us updated throughout the process. Would definitely recommond the service.
Almudena B.
Almudena B.
We used Carmody Moran's conveyancing services, and we couldn't have wished for a better solicitor. Caila was extremely professional, responsive and knowledgeable. As first-time buyers, everything was new to us, but she had our back every step of the way, and was looking out for our best interests during the whole process. When things turned difficult on closing date, Caila intervened promptly and sorted everything out for us, even when it looked impossible. We cannot recommend Carmody Moran enough, and we'll surely use them for any future legal affairs we may have!
Parvathi R.Nair
Parvathi R.Nair
Just wanted to express my deep gratitude for the dedicated work you did.The way that they treat clients are amazing.Always giving timely responses.I was very free to ask my queries and they gave me good clarifications.I highly recommend them to anyone looking for notary services 😊.
César cmc
César cmc
I would definitely recommend Carmody Moran solicitors. They definitely made my journey easier, and had the patience to make me understand any parts of the process I struggled with.Special thanks to the team. 👍👍
Sergey Sk
Sergey Sk
I was looking for a family law consultation and asked Carmody Moran for one. Unfortunately, they didn't have the capacity, but at least they were nice enough to call me back and reply by email.So the very least you can expect from these specialists is the right attitude (unlike from many others out there on the market), but likely a lot more!
Madeleine N
Madeleine N
We recently engaged Carmody Moran Solicitors for the purchase of our home, on receiving a recommendation for Caila Ryan specifically. Caila and the team were a pleasure to deal with. Caila was incredibly responsive, efficient and diligent throughout the process. As first time buyers, Caila explained all steps clearly and concisely to us, which eased our stress. Caila and the team went above and beyond for us - and accommodated ad hoc meetings when required. We highly recommend Caila and the team at Carmody Moran.
Aditya Labhe
Aditya Labhe
Caila was nothing but helpful throughout the process of me buying a new apartment. She is diligent, helpful and has great attention to detail. She was patient with me with all the questions and ensured the process was as through as possible from all the legalities stand point. A true champion for her clients. I have no hesitation recommending her.
Jodie Osullivan
Jodie Osullivan
I had an absolutely fantastic experience with my solicitor! Their hard work and dedication were truly impressive. They went above and beyond to help me with my legal matters. I couldn't have asked for a better advocate. Highly recommended!
I recently engaged with Carmody Moran Solicitors for the purchase of my new home. Caila and team were incredibly helpful throughout the whole process, ensuring I was kept up to date and promptly responded to any queries I had raised. I was particularly impressed at how diligent and efficient Caila was in ensuring the purchase went as smooth as possible. Would highly recommend them for their Legal services.
Aedamar O'Toole
Aedamar O'Toole
Carmody Moran Solicitors exceeded all expectations as a Solicitor. Caila was an absolute pleasure to deal with from start to finish. She is exceptionally professional, organised and responsive. We needed her service in buying a house. She made sure that we were in the best position to make the transaction and was extremely thorough and intelligent in her work. She helped us secure the house before another interest rate hike. She went above and beyond as a solicitor and I couldn’t recommend her enough!
Louise O'Dwyer
Louise O'Dwyer
I recently had the pleasure of engaging Carmody Moran Solicitors for the purchase of my new home. I found Caila and the team to be extremely professional, efficient and they kept the whole process moving along smoothly at all times. Everything was explained to me at each stage in the process in a clear and concise manner. I would highly recommend Carmody Moran Solicitors to anyone for quality legal services.
Luke Ivers
Luke Ivers
Caila at carmody Moran is an absolute pleasure to deal with. Always attentive and always keeping you update. Caila took a lot of the stress out of the leg work having everything ready and constantly in contact with us. Would recommend Carmody Moran to anyone. They're all lovely to deal with and so helpful.
John Corr
John Corr
We recently engaged with Carmody Moran Solicitors for a property purchase. From start to finish I found their service to be highly efficient and accommodating at all times . Caila in their office was very pleasant to deal with . I would highly recommend them to anyone in the future.
Laura Butler
Laura Butler
Absolutely fantastic, I would highly recommend. Prompt responses, clear and helpful communication, very diligent, and absolutely lovely to deal with. Caila is a star. Even my estate agent was full of praise!
Aileen Power
Aileen Power
Carmody Moran recently helped me with the sale of my home. Niamh, Caila and all the team were fantastic to deal with from start to finish. They explained everything so clearly, were extremely professional, efficient and always responded promptly. On top of that they were just such a friendly group of people to deal with. I would highly recommend them.
The client service was really great. Understanding, easy to deal with and reactive
Joe Marsh
Joe Marsh
We recently closed on a first time house purchase and we were very pleased with how the whole process was handled at Carmody Moran. They always responded clearly and promptly to the many queries I had along the way and were on the ball with following up issues with the sellers solicitors to keep the process moving.The reason I went with them originally over other options was because they gave a very clear breakdown for the charges and the quoted price we were given was transparent and easy to understand compared to other quotes I received.I will definitely use them again if the need arises and recommend them to my friends and family.
Kenneth Ohaa
Kenneth Ohaa
I got the keys to my new house a few weeks back. I cannot recommend Carmody Moran Solicitors highly enough. It was a bit lengthy as I was buying and selling at the same time. In such cases you need experienced and competent solicitors such as Carmody Moran Solicitors.Stephanie and Helen were a pleasure to work with. Very transparent and communicative. Also occasionally dealt with Lucy and Caila. They were brilliant as well.I would like to say Thank you to the entire Carmody Moran team.Kenneth
Salt Almighty
Salt Almighty
I needed a solicitor to arrange a mortgage, and they went above and beyond to help me !I would advise them to anyone
Andrew Grime
Andrew Grime
My partner and I recently made the acquisition of our first home and it was a lengthy and difficult process, due to the fact we were buying from a receiver.In such difficult cases, you will need a legal representation as competent and professional as Carmody Moran Solicitors on your side.We were primarily dealing with Stephanie who gave us regular updates, helped us understand what is happening and what to do. We felt our interest always came first which made every appointment with her something we looked forward to.We were also occasionally in contact with Lucy, Niamh and other brilliant members of the firm, all of whom provided an excellent level of support and knowledge in Stephanie's absence.I couldn't recommend Carmody Moran enough. I would like to give a heartfelt thank-you on behalf of myself and my partner to every one involved at the firm who helped us make our dream a reality. We will not hesitate to call upon your services again should the occasion arise.Andrew.
I would highly recommend Carmody Moran Solicitors. Niamh Moran and her team helped and supported me through the sale of my home. The transaction was dealt with efficiently and quickly. Every step was clearly explained from the Sale Questionnaire, Contract for Sale to Completion.
We just got the keys to our dream home 🏡 special thanks to Stephanie,Helen,Caila and Carmody Moran team.All the girls are very friendly and helpful.Stephanie was a pleasure to have you as our solicitor.Highly recommend!
We've just got the keys to our dream home and Carmody Moran has helped us with all the legal work. We've been dealing with Stephanie and Helen and they both have been great: friendly, professional and communicative. The whole process can be intimidating at times, but they've made sure to make it as easy as possible for us. They've represented us well. Highly recommended.
ciara daly
ciara daly
Anthony and his team went above and beyond for me, everything was always looked after and I was constantly kept in the loop for my RTA case. From phone calls to emails to dealing with insurers. Gave me great peace of mind that I chose the right solicitor and Anthony himself is a gentleman. I would highly recommend Carmody Moran Solicitors.
Cassandra Reyes
Cassandra Reyes
Tony is quick and responsive to me. Very professional and would definitely recommend to my family and friends.Thank you so much.
Martin Kinsella
Martin Kinsella
CarmodyMoran were a pleasure to deal with. I found them to be extremely helpful in all my queries and responded to me in a very personal and professional manner.
Marie Byrne
Marie Byrne
Anthony & Niamh are our family Solicitor, so had no hesitation when the decision was made to sell of our family home. They dealt with my dad in the most caring manner explaining everything in detail. I dealt with Helen Ryan and Stephanie Tierney. The response to every query was exceptional. An absolute pleasure to deal with. If they were unavailable Emma at reception would pass all messages on. It was a very positive experience and a fantastic team at Carmody/Moran Solicitors. Thank you. Marie Byrne
Jennifer Foley
Jennifer Foley
Excellent.I am a client of Carmody Moran for the last few years.Niamh is a lovely person she made a difficult and lengthy process easy and answered any questions in a timely manner, very approachable and thorough.With her guidance and experience I found her to be very professional and understanding of my position, every step of the process was explained to me without overwhelming me.I cannot speak highly enough of Niamh and her team.I am happy to recommend them to anyone.
Would highly recommend.Tony and his team were absolutely brillant dealing with my case.Tony made me feel comfortable from day one, he explained everything to me at all times . Any time I had questions about thing's there was no problem in picking up the phone or sending a email Tony always got back to me and answered my questions.Fantastic service.
Fran Carroll
Fran Carroll
Tony an his team are brilliant.Left no stone unturned.
We availed of Carmody Moran Solicitors for the sale of our property. Niamh and her team were very efficient, quick, easy to reach and, most importantly, proactive to solve issues and process the sale. Really happy with the service and a very good value for money. Highly recommend!
Annamay Rowan
Annamay Rowan
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.
Anant Batra
Anant Batra
Fantastic experience dealing with Anthony. Excellent and quick communication. Would highly recommend!
Elvyra Ghetler
Elvyra Ghetler
Great service, efficient, proffesional, very responsive. Over all very happy with services.
Tracy Ankers
Tracy Ankers
Would highly recommend Anthony and his team .
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.
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