Select Page

Wills & Probate Solicitors

Experienced legal guidance for your future and legacy.
Compassionate support through every step of the process.

Get a Quote
Speak to Client Care Today: 012645726
Probate Solicitors Ireland

Why use a Probate Solicitor?

h

We streamline the Probate Application and drafting.

We help calculate estate value, prepare tax / revenue forms, and organise documentation.

We manage communication with banks, beneficiaries, and the Probate Office.

We reduce risk: minimize delays, mistakes, and potential personal liability.

We help fulfil your role as Executor/Legal Personal Representative.

How Solicitors help at each stage of probate

  • Identifying assets faster

  • Ensuring the Application is correct

  • Communicating with Banks & Revenue

  • Handling family disagreements

Common mistakes people often encounter with Probate cases

  • Distributing money before Probate
  • Clearing out a house too early
  • Ignoring tax deadlines
  • Not securing/insuring property
  • Not keeping correct records
  • Trying to handle a complex estate without legal support

Our Dedicated Property Team

Daireann Gibson
Managing Partner

Amanda Walsh
Partner

Roisin McCluskey
Senior Solicitor

Celine Clarkin
Solicitor

Warren Sexton
Solicitor

Natasha Rodgers
Senior Business Operations Manager

Sarah Davis
Senior Legal Executive

Ruta Janulaitylte
Legal Executive

Michelle McKeon
Legal Support 

You can trust our property solicitors for a seamless and hassle-free property transaction.

When it comes to the legal aspects of your property transaction, your peace-of-mind is paramount. Whether you’re a first-time home buyer, an investor, transferring a site, or want to switch your mortgage provider, we will guide you through every step of the process.

Speak to our legal team now about your case. Call us
Freephone on:
+353 (0)1 264 5555

When you choose Gibson & Associates LLP, you benefit from our in-depth property experience and knowledge of property law. We know that at times, property transactions can be stressful. Property represents a significant financial investment, and you need to be sure your legal team has your best interests at heart. That’s why we provide a personal and responsive service that gives you ultimate peace of mind.

Featured In

What happens after your loved one dies.

1. Who Manages the Estate After a Death?

When a person dies in Ireland, someone close to them must take responsibility for administering their estate. If the deceased person made a will, this person will be the executor named in the will. If there is no will, a next of kin will act as the administrator.

2. Registering the Death and Locating the Will

The first steps include registering the death and obtaining the official death certificate. It is also important to locate the original will (if there is one) and identify the executor(s). Where no will exists, the next of kin entitled to act as administrator must be identified under the Succession Act 1965.

3. The Need for a Grant of Probate or Administration

Generally, a deceased person’s estate cannot be distributed until a Grant of Probate (where there is a will) or a Grant of Administration (where there is no will) is issued by the Court’s Probate Office.

4. Role of the Personal Representative

The executor or administrator (also called the personal representative) must collect key information about the deceased’s assets, liabilities, PPS number, and details of all beneficiaries and next of kin. A solicitor can assist with gathering documents, identifying required information, and liaising with banks, insurers, and other institutions.

5. Valuing the Estate and Preparing the Statement of Affairs

Before applying to the Probate Office, the estate must be valued and a Statement of Affairs submitted to Revenue. This document lists all Irish and foreign assets such as property, bank accounts, investments, pensions, and life policies, along with all debts and full beneficiary details. All beneficiaries must have an Irish tax number (PPSN). Your solicitor prepares the asset and liability schedule for the court application.

6. Submitting the Probate Application
You will meet your solicitor to sign the probate or administration application papers. The solicitor then lodges the application with the Probate Office, including the Revenue acknowledgment and necessary documents such as the death certificate and the will. The solicitor handles any queries from the Probate Office and monitors progress until the Grant is issued.
7. Importance of an Accurate Application
Most assets cannot be dealt with until the Grant is obtained. If the application is incomplete or inaccurate, it may be rejected, causing significant delays in the Probate Office.
8. Collecting Assets After the Grant Issues
Once the Grant issues, the administration moves into the asset-collection phase. Certified copies of the Grant are sent to financial institutions so funds can be released. The original Grant is required for selling or transferring property and shares. Funds are gathered into an Executor/Administrator’s account and debts or liabilities are then paid.
9. Avoiding Premature Distribution
Your solicitor will advise the executor or administrator to ensure the estate is not distributed too early, which could expose them to personal liability.
10. Final Accounting and Distribution
The final stage involves confirming beneficiaries’ entitlements under the will, or under Irish intestacy rules where there is no will, and identifying any Capital Acquisitions Tax liabilities. Detailed estate accounts are then prepared, showing all assets, income, payments, professional fees, and the final balance due to each beneficiary. Once approved by the executor or administrator, inheritances are paid or transferred, property transfers are arranged, and the estate administration is brought to a close.

Because your story matters-just like theirs ..

Conveyancing with Roisin and Sarah. Sarah, who was the main point of contact was excellent, highly efficient and responsive to queries in a speedy manner.
Almost everything was done online with minimal face to face meetings required.

R Hegarty

Property purchase!
Very attentive and professional team! Quick to answer any queries. Took the time to thoroughly explain each step of the process, ensuring that I was comfortable and informed about every decision. Overall, a highly positive experience that led to a smooth purchase. Would recommend!

Dylan

Great service from start to finish. They really care about their clients. Thanks Sarah and Roisin for helping us through the process of selling our house and buying our dream home.

David Giles

Warren Sexton, is a stellar solicitor. I go to Gibson and associates for all my legal representation and I have found all of their solicitors are very easy to work with. Warren represented me very well through the purchase of a house in Ireland.
I currently live in the USA and so the logistics were a bit complicated but Warren made the purchase easy.

Terry Hardestyn

Probate and Wills: Why it is important to understand the difference

1. Who applies for probate?

If there’s a Will, your chosen executors apply.

If there’s no Will, next-of-kin apply in a set legal order (spouse/civil partner → child → parent → sibling → more distant relatives).

These people are called Personal Representatives.

2. What Grant is needed?

With a Will → Grant of Probate

If the Executor can’t act → Grant of Administration (with Will Annexed)

No Will → Grant of Administration

3. Is probate always needed?

Yes, potentially — whether there is a Will or not.

But not always: many banks / financial institutions have small-asset thresholds (e.g. < €25,000) under which they may release funds without Probate.

Also: if jointly owned assets (e.g. a house) will pass automatically (Rule of Survivorship), Probate may not be required but it is advisable to speak with your Solicitor regarding transferring sole ownership to enable a sale of the property in the future with the need of applying for Probate.

Why Work with Us?

Choosing the right solicitor can make the difference between a smooth transaction and a stressful one.

Quick Response Times

We keep you updated throughout.

Experienced Team

Expirenced in both residential and commercial property.

Nationwide Service

No matter where your property is located, we can help.

Client-focused Approach

We put your interests first.

What is the difference between Probate and Will?

Probate is the legal process that begins after someone dies.

It confirms that the Will (if there is one) is valid and gives the named person/persons who are the Executors the legal authority to deal with the deceased’s assets.

During probate, assets may remain “frozen” — they can’t be accessed until a Grant of Representation is issued.

A Will is not quite the same thing: A will sets out your wishes, but probate gives someone legal authority to carry them out.

Talk to Our Probate Solicitors Call us
Freephone on:
+353 (0)1 264 5555

What Does the Probate Process Look Like When You Instruct Gibson & Associates?

Here are the 6 steps our probate solicitors will guide you through.

1. Freeze / secure the assets

The assets typically can’t be accessed until Probate is granted.

2. Apply for a Grant of Representation

The Personal Representative gathers and complies a list of the assets and liabilities of the Estate, completes a tax affidavit, fills in the forms, and swears an oath.

3. Receive the Grant

If the Probate Office is satisfied, they issue the Grant, giving the representative legal authority.

4. Administer the Estate

Collect assets, pay debts / taxes, sell or transfer property, and ultimately distribute to beneficiaries.

5. Executor’s Year

Personal representatives have 12 months from date of death to distribute the Estate.

6. Accountability

After 12 months, beneficiaries can ask for an account; if things went wrong, legal action is possible.

We can help you with a range of property transactions:

Conveyancing

Our conveyancing service provides the peace of mind you need when buying or selling a property. Our team has a strong track record of successfully closing property deals quickly and efficiently right across Ireland.

Change of Ownership

If you need to change, add, or remove a person from your property’s title, or transfer it to a different person completely, our property team can help.

Buying a Property

Whether you’re a first-time residential buyer or moving up the property ladder, our conveyancing service lets you buy property quickly, safely, and hassle-free.

Voluntary Transfer of Property

Are you planning to transfer ownership of a property to help an older relative, support children financially or keep assets in the family? You can rely on our property team to take care of your property transfer.

Selling a Property

If you’re selling a property, you can have confidence that our conveyancing service will take care of every last detail, providing you with an efficient transaction with the minimum fuss.

Mortgage Solicitors

A mortgage is likely one of the biggest financial undertakings you will undertake in your life. Our property solicitors take care of the legal aspects of your new mortgage or if you are switching mortgages.

Property

Selling Property in Ireland

Selling Property in Ireland

If you are looking to selling a property in Ireland, our expert conveyancing solicitors ensure a smooth, stress-free experience. From legal title checks to contract review and closing, Gibson & Associates LLP supports you every step of the way.

read more

See all our property blogs...

Probate & Trusts FAQ's

1. What is Risks & Responsibilities for Executors / Personal Representatives?

The role is not trivial: dealing with assets, debts, tax, and distribution takes time and care.
Executors / Administrators can be held personally liable for mistakes, delays, or poor administration.
Because of the complexity, many Personal Representatives instruct a Probate Solicitor to guide or fully manage the process.

2. When You Might Not Need Probate?

  • If the estate is small (depending on how banks / financial institutions assess it) and assets are below their threshold.
  • If assets are jointly owned (with right of survivorship), they may pass directly without a Grant.
  • It’s wise to seek legal advice rather than assume Probate isn’t needed.

3. What Happens to Property After Someone Dies in Ireland?

The Deceased’s Property will form part of the Deceased’s Estate and will be administered in accordance with the terms of the Deceased’s Will.

4. How Does Probate Affect Property Sales in Ireland?

Sales by way of Probate are usually subject to delays. A Solicitor will generally not complete a Sale or Purchase until they are in receipt of a Grant of Probate.

5. Can You Sell a Property Before Probate Is Granted in Ireland?

You can sell a Property which is subject to a Grant of Probate being issued. A Special Condition can be inserted into the Contracts to this effect. A Sale will not close without a Grant of Probate having issued.

6. How Long Does Probate Take in Ireland?

There is no correct answer. An Application for a Grant of Probate is subject to checks being carried out by the Probate Office. The Probate Office’s turnaround in Dublin is usually 3 – 12 months but could be much longer depending upon the complexities of the Estate of Deceased. A straightforward Grant of Probate could be issued within 3-6 months of the Application having been lodged.

7. What Is an Executor’s Role in Property Matters?

An Executor’s primary Role is to ensure that the Deceased’s Will is administered in accordance with their wishes; to prepare a note of all the Assets and Liabilities of the Estate; to apply for a Grant of Probate. When the Grant of Probate has issued to gather in the Assets and discharge the Liabilities of the Estate, to distribute the Estate in accordance with the Will. There are many other duties based on circumstances.