Recent research from the Economic and Social Research Institute (ESRI), funded by the Competition and Consumer Protection Commission (CCPC), highlights something that will resonate with many buyers. The homebuying process in Ireland can be very stressful, and two of the biggest drivers are delays and unexpected costs.
If you are preparing to buy a home, the good news is that many of the common stress points are predictable. With the right preparation, clear advice, and good communication, you can reduce uncertainty and keep your transaction moving.
Key findings of the new research
The ESRI reports that 63% of people who previously bought a property experienced at least one “stressful hurdle” during the process. Among those who bought in the last three years, this rose to over 80%.
The most common issues were delays, particularly after a property goes “sale agreed”. One third of second-hand buyers experienced a delay in conveyancing, and conveyancing delays were also the most common stressful problem reported by sellers.
The research also points to knowledge gaps, including misunderstandings about what “sale agreed” means, and what either party can do before contracts are signed.
Why conveyancing can take longer than expected
In the ESRI survey, 34.8% of second-hand buyers said that “conveyancing took longer than expected”, which underlines how common this experience is.
Delays can arise for many reasons, including:
- Title and deeds issues, or missing documentation
- Planning and compliance queries, which can take time to clarify
- Management company information for apartments and managed developments
- Mortgage lender requirements and timelines
- Late discovery of property issues, often after surveys or further inspections
- Slow turnaround on queries, where documents or answers are not provided promptly
The CCPC also notes a practical example that catches many buyers off guard. If the seller’s solicitor is not yet in possession of the title deeds, it can add four to eight weeks to the time it takes to complete the sale.
How to reduce delays and keep your purchase moving
You cannot control every part of the process, but you can remove avoidable friction. These steps tend to make a meaningful difference for buyers.
1) Choose your solicitor early
It is sensible to choose a solicitor early, so that you are ready to move quickly once your offer is accepted.
Early instruction allows your solicitor to:
- Explain the steps ahead, and set realistic expectations
- Tell you what documents you will need, and when
- Anticipate common issues for the type of property you are buying
2) Be ready with your paperwork
Delays often start with small admin gaps. Have these ready early:
- Photo ID and proof of address
- Evidence of funds for your deposit
- Mortgage approval documentation, and lender contact details (if applicable)
3) Ask the right question at the right time
When you are close to making an offer, ask whether the seller’s solicitor has the title deeds and whether any known issues might slow progress.
4) Stay responsive once “sale agreed”
Many transactions slow down because replies take days rather than hours. When your solicitor asks for information or a document, treat it as time sensitive. Prompt responses help your solicitor keep momentum and reduce the risk of drift.
Costs and hidden fees
Alongside delays, unexpected costs are a major source of stress. The ESRI research found that people who have not yet entered the market tend to overestimate how often certain stressors occur, and the largest overestimation related to buyers “spending more on non-purchase costs than expected”.
In other words, many buyers worry about cost surprises, and that worry itself adds pressure. Clear cost information early can reduce both risk and stress.
What you can do as a buyer
A practical approach is to ask for a written quote that separates:
- Professional fees (the solicitor’s legal fee)
- Outlays (third-party costs, such as searches, registrations, and other necessary items)
The CCPC’s “Finding a solicitor” checklist is helpful here, because it prompts questions such as what the fee includes and does not include, whether extra administration charges apply, and whether the fee could change, and why.
A good solicitor should be comfortable walking you through:
- The likely overall range of costs for your transaction
- The most common reasons costs change, if they do
- The decision points where you can control spending
“Sale agreed” is not the finish line
One of the most important sources of stress is the gap between an accepted offer and signed contracts. At “sale agreed” stage, the sale is not legally binding, and either party may withdraw without penalty before contracts are signed.
The CCPC’s summary of the research also highlights knowledge gaps here. Only one in five participants knew that an agent can legally continue to market a property after it goes sale agreed, and fewer than half knew that a buyer could pull out without penalty before contracts were signed.
This is precisely why seeking legal advice at an early stage is so important. When you understand the key milestones and the protections available at each stage, you are better equipped to make informed and measured decisions.
Choosing the right solicitor
If you are appointing a conveyancing solicitor, look for clarity in three areas:
- Communication – How quickly they return calls, how updates are delivered, and how often you will hear from them.
- Transparency on costs – A clear written quote, a clear list of likely outlays, and advance notice if anything changes.
- Process and experience – Familiarity with your property type, and a clear explanation of what can cause delays, and how they will manage them.
The CCPC checklist is a useful prompt, but the real test is whether the answers you get are straightforward and specific.
A calmer purchase starts with clear advice and quick responses
Buying a home is one of the biggest financial commitments most people will ever make. The latest ESRI findings reinforce that stress often comes from uncertainty, especially around timelines and non-purchase costs.
If you would like support from a conveyancing team that is quick to respond to client calls, and that prides itself on legal excellence and amazing customer service, the team at McCarthy + Co Solicitors LLP will be delighted to assist you. Arrange a consultation using our quick and confidential online form.
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