Contract Ready Properties
The selling process doesn’t have to be complicated or take months.
Since arriving on the property scene in 1999 Franklins have been dedicated to improving the selling experience for its clients and the general public.
Constantly driven to provide an ever more efficient service, we work closely with our clients to have contracts prepared as their properties come to the market, NOT after a sale is agreed.
This step makes perfect sense and does not typically incur clients in any extra cost. Few properties have no issues to resolve prior to sale. This pro-active approach means a contract can be ready once a buyer is found and greatly reduces the chances of a sale falling through un-necessarily. It is important vendors instruct a solicitor equally committed to accelerating the selling process.
The following steps are a guideline for vendors to have ‘THEIR house in order’ if selling to ensure a hassle-free sale in a timely fashion.
Our extensive selling experience and advice has already helped hundreds of satisfied clients. The process need not be protracted. Preparation and the right professionals can see your property sold and completed in a few weeks, NOT 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
Boundaries
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.
Step 02
Title Deeds / Map & Identity
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.
Step 03
Planning Permission
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 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 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.
Step 07
Local Property Tax
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.
Non Principle Private Residence (NPPR) Tax
When selling vendors will have to apply for a certificate of discharge from NPPR – Donegal County Council to confirm that this tax was either paid (in the case of a non principle property) or exempt (in the case of a principle family home). You can find details of the application process and charges on NPPR.ie The requirement to obtain this certificate will cease on the 1st of April 2025.
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.protectmywater.ie create 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 a risen and being dealt with the RTB