Why arrange protection 6–8 weeks before drawdown?

If the insurer needs a GP report or a paramedical attendance, that can take 3–5 weeks on its own. Starting early absorbs the wait and prevents drawdown slipping.

What does a Connacht solicitor typically charge?

Allow €1,500–€2,500 plus VAT and outlays for a standard purchase. Outlays (search fees, registration, Land Registry) typically add another €600–€900.

Guide · First-time buyers

First-time buyer hidden closing costs in Connacht.

What sits between your loan offer and the keys — broken down for buyers in Galway, Sligo, Mayo and the wider region.

Item	Typical cost (Connacht)
Stamp duty (≤€1m)	1% of price
Solicitor professional fee	€1,500–€2,500 + VAT
Solicitor outlays (searches, registration)	€600–€900
Lender valuation	€150–€185
Surveyor (structural)	€350–€650
Mortgage protection (first month)	€20–€80
Home insurance (first year)	€350–€700

Indicative ranges, May 2026. Stamp duty rates per Revenue.

Why protection 6–8 weeks early matters

If the insurer requests a GP report (PMR), that can take 3–5 weeks just to come back. A paramedical attendance (PMA) for higher sum assureds can add another 2 weeks. Starting at AIP rather than at signed loan offer is the single biggest thing you can do to keep your closing date stable.

Help-to-Buy and First Home Scheme

HTB is a refund of income tax already paid (up to €30,000 or 10% of the property value). FHS is a shared-equity scheme — the State takes an equity stake to bridge the gap between your mortgage + deposit and the price. Both have specific drawdown sequencing requirements; we coordinate protection around them.

Frequently asked

1% on the portion up to €1m and 2% above (residential property, 2026 rates). First-time buyers using Help-to-Buy can offset against income tax already paid.