Conveyancing

Remortgaging
There are many reasons why people re-mortgage

1. To avail of better terms;
   
   
2. To consolidate existing loans
   
   
3. To free-up equity
   
   
4. To finance extensions

We provide keen rates for re-mortgaging. 

Always check with your lender to ascertain if there are any penalties for early redemption of your existing mortgage.

 

Buying/ Property
FIRST TIME BUYERS

When you buy a property it will probably be your biggest ever transaction.  It is essential that you are property informed and advised.

By having a competent, efficient and friendly solicitor, much of the heartache and stress can be taken out of the transaction.

We offer a very efficient and friendly service at the keenest rates.  Contact Barry or Fionnuala. info@dont-want-spamhealylaw.dont-want-spamie


THE PROCESS OF BUYING A HOUSE

1. Select your property. Ensure that you can afford same and that it will not put you under too much financial pressure.
   
   
2. Visit your bank to ascertain what level of funding they will support.  When you eventually select a property, seek a formal written loan offer from your bank.
   
   
3. Choose your solicitor - info@dont-want-spamhealylaw.dont-want-spamie 
   
   
4. Booking deposit - Your Estate Agent will ask you for a booking deposit. This can be up to 5% of the purchase price but is fully refundable should the contracts not be signed and exchanged.
   
   

DOCUMENTS OF TITLE

1. The Vendor’s Solicitors send the Contracts and documents of title to your Solicitor who checks same carefully and confirms that the title is in order.
   
   
2. Second Hand House -  Arrange for a structural survey to be carried out.
   New House - Check that the home bond scheme is in operation or that a bonded architect or engineer is furnishing a certificate to warrant that the house is structurally sound.
   
   
3. Management Companies - Check if there are any management company fees payable and what is offered in return for these fees.
   
   
4. Banking - A written loan offer will issue to your Solicitor setting out the conditions to which the loan is subject.  He will discuss these in details with you and if to your satisfaction, arrange for execution and return to the bank.
   
   
5. Mortgage Protection Policy - You will be required usually to take out life insurance to cover the mortgage should you die.  It is very important to begin arranging this as soon as you decide to buy a property as some times it can cause serious delays.
   
   
6. These are signed and exchanged and balance deposit paid.  Usually at this stage 10% of purchase price is required and this deposit is not refundable in the ordinary course of events.
   
   
7. Snag lists - Before closing a completion notice will issue at which stage you should inspect the property preferably with your engineer and draw up a snag list preferably with your engineer and draw up a snag list of problems which need to be fixed by the Builder prior to closing.  If the snag list is resolved to your satisfaction you can advise your Solicitor to proceed to close.
   
   
8. Closing - Your  Solicitor, having attended to checking title documentation and raising Objections and Requisitions on Title will have requested closing documents from the Vendor’s Solicitors.   He will ensure that they are present and in order.  He will have requisitioned your balance loan check in anticipation and then proceed to close
   
   
9. Signed Deed - Your Solicitor will arrange for you to sign the Deed and hand over funds and collect keys.
   
   
10. Keys handed over.
    
    
11. Registration - Your Solicitor proceeds to register you as owner of the property and forward title deeds to Lending Institution.
    
    
12. Stamp Duty

LANDLORD AND TENANT 
Residential

1. All residential tenancies must be registered with the Private Residential Tenancies Board (PRTV).  This is very important for both the Landlord and the tenant.  We can advise you re same.
   
   
2. Tenants are entitled to a rent book and the Landlord must furnish one to a tenant.
   
   
3. The Residential Tenancies Act 2004 introduces considerable regulation into the Residential property market.
   
   
4. Did you know that the Act specifies that during the first six months of the Tenancy the Landlord can terminate the tenancy without giving any reason.  After this six month period, the Tenancy can only be terminated for a limited number of reasons which must be notified in writing.  At the end of the four year period, a new tenancy comes into force but during the first six months the Landlord once again has the right to issue a termination notice without citing a specific reason.
   
   
5. The rent for the property is controlled and cannot exceed the open market rent for a similar property and can only be reviewed once every twelve months with four weeks notice for the proposed rent to be reviewed.  If there is a disagreement the matter can be referred to the Private Residential Tenancies Board for a decision.

Any decision can be referred to the Board and the Board can award costs and damages can be enforced in the Circuit Court.

LANDLORD AND TENANT 
Commerical

We advise both Landlords and Tenants regarding their legal obligations and rights under commercial leases often referred as FRI leases (Full Repairing and Insuring).  It is imperative that you obtain legal advice before embarking into such a transaction.