Decide what matters to you
Tell me why you are considering a sale, what is included and whether timing depends on another move. A house, inherited property and parcel of land can need different approaches.
Read the preparation guideSell with Emmett Corcoran · Cox & Walsh
A considered sale.
From the start.
Estate agency and auctioneering for homes, land and property across Roscommon, Leitrim and Longford.
Begin with a useful conversation about your property, your circumstances and the route to market.
A clear process
Good decisions
at every stage.
Honesty is the best policy in property. I will not suggest a price I cannot support simply to secure your instruction. We begin with the evidence and agree the approach together.
Find your local area- 01
Understand the property
We begin with the property, your objectives and the information available. The proposed scope, fees and terms should be clear before the instruction is accepted.
- 02
Set a reasoned strategy
Work towards the best achievable price within a realistic timeframe agreed with you. Consider the evidence, likely buyers and method of sale. A sale appraisal and a formal valuation report serve different purposes.
- 03
Prepare the presentation
Bring together photographs, particulars and clear copy. Check the facts, identify missing information and agree how the property will be introduced to the market.
- 04
Manage the next steps
Discuss viewings, feedback and offers. Once terms are agreed, the legal work is handled by the solicitors, with the agent supporting communication through the sale.
Thinking of selling?
Start with the practicalities.
You can be at the beginning of the decision. These are useful things to consider, not a list you must complete before getting in touch.
Ask how the price is supported
The market is the final arbiter of what a buyer will pay. My responsibility when acting for you as vendor is to protect your interests and negotiate diligently. We agree an evidence-based asking price and review the response together.
Understand pricing and offersBring the right advisers in early
Ask your solicitor about title and the documents needed for your property. Give the agent the information needed for accurate particulars, and raise any uncertainty before it becomes urgent.
Where avoidable delays beginA useful starting file
What should
I have to hand?
Gather what you can and note what is missing. Your solicitor and the other relevant professionals will confirm the documents actually required.
Keep identity documents, bank details and confidential legal papers for an agreed secure channel.
The property and extent of the sale
Address or townland, Eircode if available, folio or maps if you have them, and a short description. Explain any land, buildings or contents being retained. A folio number alone does not resolve every boundary or title question.
Title papers and the selling solicitor
Identify who holds the deeds and give your solicitor the information needed to obtain them. The Law Society recommends getting the papers to your solicitor early (Law Society of Ireland, 2026a).
Alterations, planning and compliance
Tell your solicitor about extensions and other building work. Ask which permissions, professional opinions or compliance documents are needed for the particular property (Law Society of Ireland, 2026b).
BER and property information
Have the BER certificate and advisory report available where required; specific exemptions exist. Check the heating, water, drainage and other facts intended for the particulars. SEAI’s guidance explains the advertising requirements (SEAI, n.d.).
Timing, occupation and access
Note any linked purchase, occupants, viewing restrictions or preferred dates. If the property is let, inherited or held with another person, raise that at the outset so the appropriate advice can be obtained.
Read for the stage
you are at.
Detailed explanations of the decisions behind a sale. Start with the question that matters to you.
Start with your circumstances
What do you
need to understand?
Choose the question in front of you. Find the process, the information to gather and the right next step.
The questions
worth asking early.
Do I need every document before contacting you?
No. Start with a way to contact you and whatever you know about the property. Eircode, folio, photographs and timing can follow. The first conversation helps identify the next useful step.
Should I renovate before selling?
Discuss significant spending before committing to it. Cleaning, presentation and straightforward maintenance may be useful; major work needs a reasoned view of cost, timing and the intended buyer. No improvement comes with a guaranteed return.
What will the selling service cost?
Ask for a clear written explanation of the professional fee, VAT where applicable, advertising and any other outlays, together with the circumstances in which they become payable. The PSRA says the property services agreement should set out the service and costs (PSRA, 2023). An enquiry through this site does not appoint the agency.
What happens once an offer is accepted?
The legal and practical work continues. For an ordinary private-treaty sale, ask your solicitor when the agreement becomes binding and what remains outstanding. The agent supports communication and arrangements; the solicitor handles the conveyancing. Read the sale-agreed guide.
General information for Irish property sales. The requirements and timing depend on the property and the proposed transaction.
Sources and further guidance
Law Society of Ireland (2026a), Property title and deeds; (2026b), Planning and building compliance. SEAI (n.d.), BER sales and rental guidelines. PSRA (2023), Letters of engagement. Checked 1 November 2026.
The marketing studio
Presented with care.
Described with clarity.
Explore the visual approach, before-and-after image studies and sample property copy. Illustrative work that shows the thinking behind a considered presentation.
Explore the marketing studioBefore we speak
A useful starting point.
Tell me what matters most: price, timing or the next move. Pursuing a stronger offer may call for patience; waiting alone does not guarantee more. We can weigh the options together. An email address or phone number is enough to begin.