Blake & Kenny Solicitors advise on all aspects of the purchase, sales & remortgaging of both residential & commercial property. We have decades of expertise acting for clients in the purchase and sale of new and second hand houses along with commercial properties such as pubs, commercial units and tax incentive properties.
Our expert and experienced staff will discuss the entire process with you along with liaising with estate agents, engineers and financial institutions on your behalf. We will ensure that your interests are protected at all times and that the transaction is dealt with speedily and efficiently.
We also advise on landlord and tenant law and on the drafting of tenancy agreements. So whether you are a landlord or a tenant, talk to us about the significant implications of both the Residential Tenancies Act 2004 and the Residential Tenancies Board.
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Conveyancing is a term used to describe the process of legally transferring the ownership of property between a buyer and seller or more simply “buying property” or “selling property”.
Blake & Kenny Solicitors Galway advise on all aspects of conveyancing as follows:
- Purchasing residential property & Selling residential property
- Purchasing Commercial property & Selling Commercial property
- Voluntary Transfers (Transfer of land/farm from parent to child)
- Mortgage Property & Re-Mortgaging Property
- Residential Leases & Commercial Leases
- Landlord & Tenant Law (including appearing before the RTB)
- Purchasing Licenced Premises (Transfer of Publican Licence)
Whether you are a first time buyer, buying a family home or feel its time to invest in property, our expert and experienced staff will discuss the entire process of buying or selling a property with you.
Buying your first property will be one of the most important transactions of your life and the most important financial decision you will have to make. Our Galway property solicitors have the expertise to advise you through the entire process. When buying a property you will engage with a variety of professionals and we can assist you through this process by liaising with estate agents, engineers and financial institutions on your behalf. Protecting your interest is our prerogative and we advise accordingly.
We will ensure that your interests are protected at all times and that the transaction is dealt with speedily and efficiently. We are focused on providing an excellent service at competitive prices and are more than happy to provide you with a quotation.
We advise on the various fees to be paid to third parties or government agencies when purchasing a property such as Stamp Duty, Land Registration Fees, Law Searchers Fees and Commissioner for Oaths Fees. These charges vary according to the value and type of property you are purchasing. Whether it is a family home, investment or commercial property we will be happy to explain and itemise these outlays payable to third parties so that you can be confident that when you leave our office you will have an accurate breakdown of costs for your new property/investment.
Except for in a few limited circumstances, a Solicitor is no longer permitted to act for both vendor and purchaser in a conveyancing transaction, including a voluntary transfer, as and from the 1st of January 2013. Accordingly, in order to effect a voluntary transfer between family members, such as the voluntary transfer of land or property from a parent to child to include transfer of a farm from parent to child, these transactions now require two separate firms of solicitors to be appointed. However, under the new regulation, it is still permissible for a Solicitor to represent both parties in the voluntary transfer of the Family Home or Shared Home from its owner, into the joint names of the owner and their spouse/Civil Partner.
If you are purchasing a property with the assistance of a mortgage, the lending institution will have a charge registered against your property, which has the effect that the property cannot be sold without their consent or without first paying off the mortgage.
Once you have received loan approval from your bank or financial institution a loan pack will issue which will include a letter of loan offer. We strongly urge you to seek our expert legal advice before signing any loan offer to ensure that you are in a position to comply with any special conditions imposed in the loan offer. Our Solicitors at Blake & Kenny will be happy to go through your loan pack with you before signing any documentation.
Once your loan has been received and the conveyancing transaction completed, we will register the mortgage against your property and return the original title deeds to your lending institution.
A tenancy is an agreement between a landlord and a tenant setting out the terms and conditions under which a property is to be let. The written form of this contract is referred to as a Lease.
A Lease is a legally binding contract and you are strongly advised to seek legal advice before you consider signing any lease to ensure you understand the terms therein.
Commercial leases concern non-residential property. In Ireland, there is no standard form of commercial lease and each lease should be carefully investigated before being signed. Poorly drafted leases may leave you exposed to hidden risks or costs, which could be prevented by obtaining the correct legal advice. So whether you are a landlord or a tenant, it is important to obtain the correct legal advice before entering into a legally binding lease.
In 2004 the Private Residential Tenancies Board, now known as the RTB (Residential Tenacies Board) came into being and has since operated as a national registration system for residential tenancies and is a means of dispute resolution between landlords and tenants. This system of dispute resolution has replaced the adversarial court system in relation to the majority of disputes between landlords and tenants.
Our property solicitors at Blake and Kenny offer advice on all aspects of Landlord and Tenant Law to include the following:
- Rights, responsibilities and obligations of Landlords
- Rights, responsibilities and obligations of Tenants
- Registration of a tenancy
- Rent review/increases/disputes
- Termination of a tenancy
- Attendance before the RTB
So whether you are landlord or a tenant, talk to us about the significant implications of both the Residential Tenancies Act 2004 and the Private Residential Tenancies Board contact us today.
If you are successful with your complaint in the RTB and awarded compensation for breaches committed by other party, the decision by the RTB will need to be enforced. The RTB can apply to the Circuit Court to affirm the RTB determination and issue a formal court order. If the respondent fails to pay the compensation awarded under the court order, then the matter can be enforced by registering a judgement mortgage or through the district court by way of instalment and comital applications.