Mortgages for moving house

Yes - typically by getting Approval in Principle (AIP) first. AIP is the lender’s initial confirmation of how much you can borrow, based on your income, outgoings and credit profile. It lets you bid with confidence while you organise the sale of your current home. Final Loan Offer and drawdown usually require your sale to be agreed (and in many cases closed), because your equity from the sale often forms all or part of the deposit for your next purchase. 

What about bridging finance? Bridging loans exist in Ireland but are used far less frequently today and tend to be offered only in limited circumstances. If available, they’re short-term loans designed to cover the gap between buying your next home and completing the sale of your current one. A broker will confirm current market availability and suitability. 

Tip: Securing AIP early shortens the time to formal loan offer once you go Sale Agreed on the new home. 

You’ve a few options commonly used in the Irish market:

• Sell first, then rent short-term (or stay with family) while you search. This makes you a “non-dependent” buyer with funds ready, which sellers value.
• Negotiate a longer closing on your sale (e.g. 8–12 weeks+) to give you time to go Sale Agreed on your purchase; your solicitor/agent will set realistic dates in the sales advice and contracts. 
• Make your purchase offer “subject to sale”. Not every vendor will accept; where chains form, clear timelines and proactive solicitor communication keep things moving. 

Process snapshot: once your offer is accepted, the agent issues a Sales Advice Note, you pay a booking deposit (refundable until contracts are signed), and you arrange survey and bank valuation promptly. 

Budget for the following typical Irish costs (amounts vary by lender, location and property):

When buying:

• Stamp Duty: payable on completion (standard residential rates apply; your solicitor will calculate).
• Solicitor's fees & outlays: conveyancing fee plus searches, Land Registry, etc. Most firms quote a flat fee or a percentage - confirm this upfront.
• Survey (structural) & Bank Valuation: often arranged immediately after going Sale Agreed.
• Mortgage related costs: e.g., life cover and home insurance required before drawdown; some lenders may have application/valuation fees.

When selling:

• Estate agency fee (usually a percentage of the sale price, agreed in your Terms of Engagement).
• Solicitor's fees for the sale, including obtaining title deeds and managing completion. Using one solicitor for both your sale and purchase can streamline things.
• BER certificate (if not already in place) and any minor presentation/marketing costs your branch agrees with you.

We can help: If you need recommendations, our local teams can share a list of independent solicitors so you can choose the best fit.

Approval in Principle (AIP) is the lender’s pre-approval based on your financials; it is not a formal loan offer. Once you go Sale Agreed and the lender underwrites the specific property (valuation, title, insurance, etc.), they issue your Loan Offer. With a clean file, many lenders move from sale agreed to loan offer in about 5–10 working days after receiving full property details, though timelines vary by lender and case complexity.  

Yes - if you can. Using the same solicitor for your sale and your purchase often makes for a more straightforward, faster process, because one firm is coordinating both sides of your timeline and paperwork. Always confirm fees and capacity first.