About the Practice

Established 1981, with an office at 2 Rose Inn Street in Kilkenny city centre.

45+

Years, Established 1981

Kilkenny

2 Rose Inn Street

Buying, Selling

Transfers & Remortgages

Fees Agreed

in Writing at the Outset

Not a Volume Operation

Conveyancing can be done two ways. One is high volume and low contact: files processed at speed, updates by portal, and a different person each time you ring. That model works reasonably well for a new-build purchase on registered title with no complications, and it works badly for everything else. The other is a general practice that has been doing property work in the same county since 1981, where the awkward transactions are familiar rather than alarming — unregistered title, a boundary that does not match the folio map, a right of way nobody ever documented, a septic tank shared with a neighbour, an executor selling a house with three beneficiaries who do not entirely agree. That is a great deal of Kilkenny property work, particularly outside the city, and it is not work that survives being processed. What it needs is somebody who will read the file, tell you plainly what is holding it up, and ring the solicitor on the other side rather than emailing them.

Property and Succession Are Frequently the Same Job

In a county like Kilkenny a substantial share of transactions arise out of an estate or a succession plan rather than an open-market sale. A house being sold by executors. Land transferred to the child who farms it, with a right of residence for a parent. A site carved out for a son or daughter. A property held on unregistered title through three generations, where the first registration is itself the job. Each of those is conveyancing and succession simultaneously, and the usual failure is treating them as two separate matters passed between two advisers who each wait for the other. Richard O’Shea is a TEP of the Society of Trust and Estate Practitioners and the firm’s probate practice runs through probatesolicitordublin.ie, so both halves are handled together. Where farmland is involved there is a further layer again, covered at farmsolicitor.ie. And three things the firm does not do, stated plainly: it does not advise on tax, it does not value property, and it is not a surveyor — an investigation of title will not tell you whether the roof is sound.

Buying, Selling, or Transferring?

Tell us the property, whether there is a mortgage, and whether anything unusual is in the mix - an estate, a site, unregistered title, an extension. Conflicts are checked first, so name every party.

Call 01 5827148

Richard O’Shea — Solicitor & TEP

Solicitor at Mary Molloy Solicitors, established 1981, with an office at 2 Rose Inn Street in Kilkenny city centre and a second office in Dublin. The firm handles residential and rural conveyancing across Kilkenny and the south-east — buying, selling, sites and farmland, family transfers, remortgages and transfers of equity. Richard is a TEP of the Society of Trust and Estate Practitioners, which matters more in conveyancing than people expect: a great many property transactions in Kilkenny arise out of an estate, a family transfer or a succession plan, and those need both sides handled together. Nothing here is tax advice — stamp duty and any gift or inheritance tax questions belong with your accountant and Revenue. 01 5827148 · richardoshea@marymolloysolicitors.com · LinkedIn

About the Practice - FAQs

Residential and rural. Buying and selling houses in the city and county, sites and farmland, family transfers and gifts, remortgages and transfers of equity, new builds, and sales out of estates - which in a county like Kilkenny is a substantial share of the work. The firm is not a volume conveyancing operation processing files at speed with minimal contact. It is a general practice that has done property work since 1981, which means the awkward transactions - unregistered title, a boundary that does not match the folio, a right of way nobody documented, an executor selling a house with three beneficiaries - are familiar rather than alarming.

General information, not legal advice. This website contains general information about conveyancing and property law in Ireland. It is not legal advice and does not create a solicitor—client relationship. Every transaction turns on its own facts — the title, the planning position, the lender’s requirements and the contract — and advice on yours requires a consultation.

Nothing here is tax advice. Stamp duty, Local Property Tax, capital gains on a sale, and any gift or inheritance tax arising on a family transfer are matters for your accountant or tax adviser and for Revenue’s own guidance. This firm does not advise on tax and states no rate, threshold, relief or condition anywhere on this site. Where a scheme such as Help to Buy or the First Home Scheme is mentioned, the eligibility rules and limits are set by Revenue and the scheme administrators and change from time to time — confirm the current position directly with them.

No valuation, survey or financial advice. This firm does not value property, does not advise on price, and is not a surveyor, engineer or mortgage adviser. A solicitor’s investigation of title is not a structural survey and is not a substitute for one, and no legal work will tell you whether a property is sound or whether the price is right.

Never both sides of the same transaction. The firm acts for buyers and, in separate transactions, for sellers — but not for both parties to the same sale. Conflicts are checked before any substantive discussion, which is why the first contact should identify the property and every party involved.

No timeline is promised. Nothing on this site states or implies that a transaction will close by any particular date. Closing depends on matters outside any solicitor’s control, including the other side, the lender, the chain, and third parties such as local authorities and Tailte Éireann.

Fees. Fees and outlays are agreed in writing with the client at the outset, in accordance with the Legal Services Regulation Act. In contentious business, a solicitor may not calculate fees or other charges as a percentage or proportion of any award or settlement.