Why Some Home Sales in the Midlands Are Faster Than Others
At Midlands Real Estate, we’ve noticed something very clear over the years: some property sales move quickly and smoothly, while others experience delays, stress, and unnecessary complications.
The difference is rarely about the buyer — and often not even about the price. In most cases, it comes down to one simple thing:
Preparation.
Sellers who have their paperwork in order before going to market consistently achieve faster sales, fewer legal delays, and smoother closings. In Ireland, property sales are heavily documentation-driven, and missing paperwork can stall a transaction for weeks — sometimes months.
If you’re thinking of selling your home, here’s a clear, practical guide to the key documents you should have ready — and why they matter.
Essential Documents for Selling a Home in Ireland
1. BER Certificate (Building Energy Rating)
A valid BER Certificate is legally required before advertising your property for sale.
You will need:
- BER Certificate
- Advisory Report
If your BER is more than 10 years old, it must be renewed. Properties marketed without a BER risk legal and regulatory issues, and buyers’ solicitors will not proceed without it.
2. Solicitor Appointment
One of the biggest causes of delay we see is sellers waiting too long to appoint a solicitor.
Your solicitor will:
- Draft Contracts for Sale
- Verify title
- Manage legal compliance
- Handle closing and funds transfer
Having a solicitor in place early allows legal work to begin before a buyer is even secured, which can significantly shorten the sales timeline.
3. Title Deeds
Your solicitor will need access to your property’s title:
- Original title deeds, or
- Electronic Land Registry title
If there is a mortgage on the property, the deeds are usually held by the bank — and requesting them can take time. Starting this process early avoids unnecessary delays once a sale is agreed.
Compliance & Planning Documentation
4. Certificates of Compliance or Exemption
This is one of the most common causes of stalled sales in Ireland.
If your property has had any of the following:
- Extensions
- Attic conversions
- Garage conversions
- Structural alterations
- Internal layout changes
You may need either:
- A Certificate of Compliance with Planning Permission and Building Regulations, or
- A Certificate of Exemption
Missing or unclear compliance documentation can stop a sale completely until it is resolved, often requiring engineers, architects, or retention planning.
5. Planning Permission Records
If works were carried out, your solicitor may require:
- Planning permission grant
- Final grant
- Planning drawings
Even older permissions can be relevant during conveyancing.
Property Mapping & Boundaries
6. Land Registry Maps and Boundaries
Clear mapping helps prevent disputes and legal queries relating to:
- Site boundaries
- Access routes
- Shared entrances
- Rights of way
Unclear boundaries are a common cause of buyer hesitation and legal delays.
Apartments & Managed Developments
7. Management Company Information
For apartments and duplexes, the following are required:
- Management company details
- Annual service charge
- Sinking fund information
- House rules
- Fire safety documentation (where applicable)
This information often takes time to obtain, making early preparation essential.
Financial & Tax Requirements
8. Mortgage Information
If there is a mortgage on the property, your solicitor will need:
- Lender details
- Mortgage account number
They will obtain a redemption figure to confirm the balance due at closing.
9. Local Property Tax (LPT)
LPT must be fully up to date before a sale can complete.
10. NPPR Charge (if applicable)
Relevant mainly to older second homes. Most principal private residences are exempt.
Helpful Supporting Documents
While not always legally required, these documents can add confidence for buyers and speed up decision-making:
- Guarantees for windows, alarms, boilers
- Certificates for septic tanks or water treatment systems (rural properties)
- ESB and gas upgrade certificates
- Receipts for major works and renovations
Why Preparation Matters
At Midlands Real Estate, we consistently see that prepared sellers sell faster.
When documentation is ready:
- Sales progress more smoothly
- Buyer confidence increases
- Legal delays are reduced
- Contracts issue faster
- Closings happen sooner
In contrast, missing paperwork often leads to:
- Renegotiations
- Buyer uncertainty
- Legal standstills
- Collapsed sales
Our Advice
If you’re considering selling, don’t wait until a buyer is found to start preparing your paperwork. Early preparation is one of the most powerful tools you have to protect your sale.
At Midlands Real Estate, we guide sellers through this process from the very beginning — helping identify potential issues early, avoid delays, and ensure your property is market-ready from day one.
A smooth sale doesn’t happen by chance — it happens by preparation.
If you’re thinking of selling your home and would like a professional, stress-free approach, contact Midlands Real Estate for expert guidance and local market knowledge you can trust.