Contract Ready Properties
The selling process doesn’t have to be complicated or take months.
Franklins has been part of the Donegal property scene since 1999, and we’ve spent that time finding ways to make selling simpler for our clients.
One of the most effective is straightforward: we work with our clients to have contracts prepared as soon as their property comes to market — not after a sale is agreed.
This doesn’t typically cost anything extra, and it matters, because very few properties have no issues at all to resolve before a sale. Sorting them out early means a contract is ready the moment a buyer is found, which cuts the risk of a sale falling through for entirely avoidable reasons. It also helps to have a solicitor on board who is just as committed to keeping things moving.
The steps that follow are a guideline to help you get your own house in order before going to market, so your sale goes through smoothly and on time.
We’ve already helped hundreds of clients sell this way. With the right preparation and the right professionals involved, there’s no reason your sale can’t complete in weeks rather than months.
Contract Ready Properties — the way forward.
Step 01
Step 02
Step 03
Step 04
Step 05
Step 06
Step 07
Step 08
Step 09
Step 10
Step 01
Instruct a Solicitor
The single biggest reason contracts are delayed is that a solicitor doesn’t hear about a sale until a sales advice note lands on their desk — at which point they’re starting from scratch, gathering documents a buyer is already waiting on.
Instruct your solicitor as soon as you decide to sell, not once a buyer is found. Given early notice, most solicitors can have title, planning, and the other documents below in hand before a sale is even agreed, so a contract can issue the moment it is. This one step does more than any other to keep a sale on track.
Step 02
Title Deeds, Map, Identity & Planning Permission
It is essential that your boundaries on the ground correspond with the site map. We strongly recommend that this is checked by an Architect or Digital mapping surveyor prior to the property coming to the market.
In order for your solicitor to prepare contracts they will need the title deeds. If you do not have a mortgage you will need to locate the title deeds which may be with your solicitor.
If your house is mortgaged the title deeds will be held by your bank. You will need to give written authorisation to your solicitor to obtain title deeds from the bank. It can take up to 6 weeks to obtain deeds from some Banks. Your solicitor must order an up to date map from the Land Registry which takes approximately 1 week to arrive.
Any house built since the 1st October 1964 requires planning permission. The solicitor will need to make sure that the planning documentation is in order. This will usually involve an architect’s certificate stating that the conditions of the planning regulations have been complied with. This should be with the title documents. Buyers just need a loan agreed in principle so a formal application can be submitted as soon as they find their ideal home, plus a solicitor and a surveyor. A survey should then be carried out within a couple of days.
If you have renovated or extended your property since purchase, you will need to obtain a copy of the recent planning permission together with an architect’s certificate of compliance with planning permission and building regulations or exemption from planning permission. If there are any development charges referred to in the planning permission you will need to obtain a letter from the council confirming these charges have been paid.
Step 03
Block Testing
Many buyers now ask to see evidence of a property’s blockwork condition before making an offer, and lenders increasingly expect it too. Testing isn’t mandatory, and a property can still be sold without it — but in practice, offers slow considerably until buyers have seen a report, so it’s worth arranging.
If your property hasn’t been tested, an engineer’s visit can usually be arranged within 1–3 weeks. Core samples are sent to a specialist laboratory, with results typically taking 10–12 weeks, followed by a full assessment from a registered structural engineer. The cost is approximately €3,300 plus VAT.
Because most properties sell within their first eight weeks on the market, it’s best to commission testing at valuation stage, before you go live — waiting until a buyer is found means losing your peak window of interest while the report is pending.
Not every property needs a report: buyers are typically comfortable proceeding without one on homes over 30 years old showing no visible damage, and on homes built from around 2015 onward. It’s mainly properties built between those two points where buyers ask the question. If you already hold a report from an earlier assessment, please check with us before commissioning a new one — the assessment standard has been updated, and a fresh report is not automatically more favourable.
Step 04
Building Energy Rating Certificate BER
Anyone selling a property in Ireland are obliged to obtain a BER certificate. This certificate provides information for the purchaser on how energy efficient your property is. The BER advisory report which accompanies the certificate provides guidance on how the property can become more energy efficient. The BER result must be displayed on all advertising material.
Step 05
Fixtures and Fittings
The valuation provided by your agent will be on the expectation that all fixtures and fittings, including carpets, curtains & light fittings will be included in the sale price. If however, you wish to remove any of these items, you will need to prepare a list for the agent in advance of any marketing campaign.
Step 06
PPS Numbers
The owner of any Irish registered property and their spouse must have a valid PPS (Social Security) number in order to complete a sale. If you do not have a PPS number, you will need to apply for a PPS number to the department of social protection, who can take 6 to 8 weeks to issue PPS numbers. Apply for a PPS Number here.
Step 07
Local Property Tax
You will require clearance from revenue that the local property tax is paid to the end of the year in which the property is sold. In most cases, clearance can be obtained by accessing the LPT online system. To obtain general clearance log onto the LPT online system at www.revenue.ie using:
- The property ID
- Property PIN
- Your PPS number or tax reference number
From this, you can print a copy of the property history screen and give this to your solicitor.
Step 08
Management Company / Local Authority Confirmation
If your house or apartment is in an estate which is managed by a management company, you will need to obtain a number of items including:
- Receipt for the payment of service charges to the end of year in which you are selling; and
- Copies of the most recent management accounts.
You should request from your management agent ‘Replies to requisition 37’ which is the industry standard set of documents for sales involving management companies.
If your property is situated in a housing estate, a letter must be obtained from Donegal County Council (the local authority) confirming whether the roads and services have been taken in charge by Council. It can take up to 6 weeks to obtain this letter from Donegal County Council.
Step 09
Septic Tank Registration
If there is a septic tank or treatment system serving the property, a registration certificate must be furnished to the purchaser solicitor during the conveyancing process.
This certificate can be obtained by logging onto www.protectourwater.ie, creating an account by logging your property address and Eircode and paying the €50 fee. At the time of writing council authorities are not coming out to inspect septic tanks before issuing these certificates.
Step 10
Rental Properties
If the property being sold has been rented in the past two years, your solicitor will require the following information:
- Copy of the lease agreement
- Copy of the Residential Tenancy Board (RTB) registration
- Date of the commencement of the tenancy
- Knowledge of any rent arrears
- Knowledge of any deposit paid by the tenant
- Knowledge of when the last rent review took place
- Knowledge if notice has been served by the landlord
- Knowledge if any disputes with the tenant have arisen and are being dealt with by the RTB