Expert Legal Support for Agricultural, Commercial & Residential Land Transactions
Whether you are buying a single field, selling a residential site, or acquiring a parcel of development land, conveyancing in Ireland can involve additional legal complexity compared to standard house purchases.
At MB Solicitors, we provide expert, plain-speaking legal advice to clients across Ireland and abroad — ensuring that your land transaction proceeds smoothly, securely, and with minimal stress.
MB Solicitors are Law Society registered Property Law Solicitors in Ireland
Expertise in Land Conveyancing Transactions
Call +353-1-5677343 or use the contact form below for a quote for conveyancing or property law advice*.
*Consultations and conveyancing can be done remotely e.g. via Zoom and we also use digital signature process and e-conveyancing services as suits you.
What Type of Land Are You Buying or Selling?
Our first step is always to understand the nature of the land involved. Different categories of land bring different legal considerations:
🏡 Residential Land
- Sites with or without planning permission for a house
- Garden plots being sold or purchased to expand an adjoining property
- Family land transfers (e.g. gifts of sites between relatives)
🌾 Agricultural Land
- Working farms, farmland parcels or grazing rights
- Entitlements and EU scheme participation (e.g. Basic Payment Scheme)
- Access and rights of way for machinery and livestock
🏢 Commercial or Industrial Land
- Zoned land for commercial development
- Retail park plots, warehouse or storage yard sites
- Service access, easements, and environmental compliance
🏗️ Development Land
- Land with development potential or speculative value
- Status of planning permission and zoning designations
- Infrastructure, drainage and utilities availability
We tailor our conveyancing service to suit the legal and practical issues of each land category, whether the transaction involves private parties, institutional buyers, or property developers.
Key Differences: Land Conveyancing vs Residential Property
While both involve transferring legal ownership, buying or selling land typically involves:
- More complex title investigation: Boundaries may be unclear or poorly recorded. Older deeds, maps, or informal agreements often need expert interpretation.
- Longer due diligence periods: Issues like rights of way, zoning status, and third-party consents often require additional searches and negotiations.
- Unregistered land risks: If the property is in the Registry of Deeds (not Land Registry), proving good title requires careful tracing of deed history. Learn more about the difference here.
- Adverse Possession claims: If neighbouring land has been used without title for many years, this can raise concerns during title investigation. Read about adverse possession here.
- Planning and zoning reviews: Especially important for future development, rezoning risk, or use restrictions (e.g. residential use prohibited on industrial land).
Common Legal Issues in Land Conveyancing
🔍 Title & Boundary Disputes
A major concern in rural or older properties. Boundaries may not match OSI maps, or historical fences or hedges may have been moved. Discrepancies can lead to:
- Boundary disputes with neighbours
- Challenges to access or right of way
- Planning compliance issues (e.g. encroachment)
We ensure these are addressed through map reviews, site visits (where necessary), and surveyor input.
🧾 Unregistered Title
If the land is still recorded in the Registry of Deeds, additional legal work is needed to prove “good root of title”. This often involves:
- Tracing back title for 15+ years
- Analysing a chain of historical deeds
- Voluntary First Registration in the Land Registry
This is more common with farmland and older family-owned plots.
⚖️ Zoning and Planning Restrictions
Zoning designations can restrict how land may be used or developed. Our services include:
- Checking zoning maps and local area plans
- Reviewing existing or expired planning permissions
- Advising on Section 47 planning restrictions (common in rural land)
Micheal Burns of MB Solicitors is an expert Property Lawyer with a career background in the Irish banking sector.
Call +353-1-5677343 or use the contact form below.
Frequently Asked Questions (FAQs)
💬 Can I buy a site for a self-build?
Yes, but we’ll need to review planning history, access, local housing need requirements, and compliance with rural housing policy. >> See our conveyancing guide to self=build properties
💬 What if there’s no clear access to the land?
This is a red flag. We investigate if a legal right of way exists or needs to be created. Without access, land value and usability can be severely affected.
💬 Does land need to be registered?
Yes, under Irish law, any sale of land now triggers compulsory Land Registry registration. We assist with voluntary registration beforehand if needed.
💬 Can I buy land that someone else is using?
Sometimes, yes — but we’ll need to assess whether any adverse possession claims or informal tenancies apply. If someone has occupied part of the land for 12+ years without consent, it may impact title.
Our Conveyancing Services for Land Transactions
With MB Solicitors, you benefit from:
- Clear fee structures with no hidden charges
- Detailed pre-contract review and due diligence
- Advice on maps, planning, title, and boundary law
- Fast turnaround of requisitions and contract documents
- Guidance on tax and stamp duty treatment
- Liaison with your surveyor, architect or engineer (if needed)
- Peace of mind throughout the process
We regularly act for clients in Dublin, Clontarf, Marino, across Ireland and overseas — especially where the buyer is abroad or the land is part of a family asset.
Make an Enquiry Today
Thinking of buying or selling land in Ireland? Whether it’s a field, a site, or an entire development parcel, we’re here to help. Our experienced team will guide you through the process from start to finish, identifying and solving issues before they become problems.