Document
Folio Search
Property Documents for First Time Buyers in Ireland
Quick Answer
Buying a first home in Ireland means checking the property's registered title before you commit. The key documents come from the Land Registry: a Folio Search reads the registered owner, charges and burdens, and a Land Registry Map shows the registered extent. A Property Ownership Search finds the folio in the first place where you have only an address.
Before a first purchase, it helps to understand which property documents establish what you are buying. These records come from the official register, and this page sets out what the folio, the map and a certified copy each show, and when a first-time buyer needs them.
Send an address, Eircode or folio number. The register entry - registered owner, class of title and every burden - is delivered electronically within 24 hours.
Buy Title DocumentKey Facts
Coverage
All of Ireland
Delivery
Electronically within 24 hours
Needed to order
An address or Eircode is normally enough
Registered land
Recorded on a folio, identified by number and county
Unregistered land
Evidenced through the Registry of Deeds instead
Boundaries
General boundaries - mapped approximately, not conclusively
What Is This Document
A first purchase moves faster and with fewer surprises when the buyer understands the registered records their solicitor will investigate. Almost all property in Ireland is registered in the Land Registry, and the folio is the record that says who owns it and on what terms.
A Folio Search reads that registered title: the registered owner, the class of title, the Part III burdens such as rights of way, and any charge such as an existing mortgage. It is the document that tells a buyer whether the person selling is the registered owner and what is registered against the property.
A Land Registry Map shows the registered extent of the property on the Ordnance Survey base map. For a first-time buyer it answers the practical question of what ground goes with the home, and it flags where a boundary or a shared access might need a closer look before contracts.
Where the buyer has found a property but has no paperwork, a Property Ownership Search finds the folio and registered owner from the address, which is the starting point before any of the other records can be ordered. It is often the very first step in a first purchase, and from that folio the rest of the records follow.
A Certified Folio provides official, sealed proof of the registered title, which a lender may require. It is not needed for every purchase, but where a bank asks for certified evidence of title, it is the document that carries that standing, issued as a hard copy by post. Knowing which of these records a purchase actually needs, and in what order, takes much of the mystery out of a first mortgage and conveyance.
Which Document Do I Need
New to buying and unsure what to check? Use this guide:
- Read the registered title – owner, charges and burdens → Folio Search – /folio-search/
- Find the folio and owner when you only have an address → Property Ownership Search – /property-ownership-search/
- See the registered extent of the property → Land Registry Map – /land-registry-map/
- Provide a lender with certified proof of title → Certified Folio – /certified-folio/
- Confirm who owns a property before making an offer → Property Ownership Search – /property-ownership-search/
If you are unsure, our team can advise before you order.
| Need | Product | Price |
|---|---|---|
| Read the registered title | owner, charges and burdens -> Folio Search -> /folio-search/ | €32.99 |
| Find the folio and owner when you only have an address | Property Ownership Search -> /property-ownership-search/ | — |
| See the registered extent of the property | Land Registry Map -> /land-registry-map/ | — |
| Provide a lender with certified proof of title | Certified Folio -> /certified-folio/ | €149.99 |
| Confirm who owns a property before making an offer | Property Ownership Search -> /property-ownership-search/ | — |
What Information Is Included
The documents a first-time buyer uses provide:
- Registered owner: confirmation that the seller is the person registered as owner.
- Nature of Title: whether the title is absolute, qualified, possessory or good leasehold.
- Registered charges: any mortgage or security registered against the property.
- Part III burdens: rights of way, wayleaves and covenants affecting the property.
- Registered extent: the property outline shown on the Land Registry Map, including any garden, yard or shared access that goes with the home.
- Certified proof: a sealed Certified Folio where a lender requires evidence of title before drawdown.
What Is Not Included
The Land Registry records establish the registered position, but a first purchase needs more. To read the full registered title, order a Folio Search [/folio-search/]. To confirm who owns a property from an address, a Property Ownership Search [/property-ownership-search/] is the first step. To see the registered extent, order a Land Registry Map [/land-registry-map/]. And where a lender requires certified proof, a Certified Folio [/certified-folio/] is the document that carries that standing. A survey and legal advice remain essential alongside them.
Why People Order
- Confirming the seller owns the property: Before committing to a first home, a buyer wants to know the seller is the registered owner. A Folio Search, or a Property Ownership Search where only the address is known, confirms who is registered before an offer.
- Checking for a mortgage on the property: An existing mortgage is registered as a charge on the folio and must be discharged on completion. Reading the register early shows the buyer what is secured against the property they are buying.
- Understanding what ground comes with the home: A Land Registry Map shows the registered extent, so a first-time buyer sees what land goes with the house and where a boundary or shared access may need attention.
- Spotting a right of way before contracts: Rights of way and covenants are registered as Part III burdens. A Folio Search reveals them, so a buyer learns about a shared lane or a restriction before rather than after signing.
- Meeting a lender’s requirement: Where a bank asks for certified proof of title, a Certified Folio provides the sealed evidence it expects. Knowing this in advance keeps a mortgage drawdown on schedule.
- Moving quickly in a competitive market: Buyers acting fast confirm ownership and the registered position early, so their solicitor can investigate title without delay when an offer is accepted.
No folio number? An address is enough - finding the folio is what the search does.
Order Title DocumentReal World Use Cases
Home Buyers: First-time buyers are the focus here: the folio, the map and, where a lender requires it, a Certified Folio give a buyer the registered facts about a home before contracts, so an offer and a mortgage application rest on what the register actually shows.
Sellers: A seller who understands what a buyer’s solicitor will check can prepare, confirming their own folio, clearing a discharged mortgage still shown on the register, and having the map ready so a first purchase is not delayed.
Solicitors: Conveyancing solicitors investigate the folio, the map and the charges for every first purchase. Buyers who understand these records engage better with the process and respond faster to requisitions on title.
Investors: A first-time investor buying to let uses the same records to confirm ownership, charges and extent before committing, and to understand a management-company arrangement where the property is an apartment. Reading the folio and any service-charge burden protects a first rental purchase from an unexpected liability.
Developers: Buyers purchasing a new home from a developer still rely on the registered records once the unit is registered, confirming the folio and extent of the specific home within the scheme, along with any management-company arrangement recorded against the estate.
Land Registry Context
A first purchase in Ireland rests on the Land Registry, the register of title maintained as the official record. Almost all property that changes hands is registered, and the folio is the definitive record of who owns it, the class of title, the charges and the burdens. Understanding that record demystifies much of what a solicitor does during a purchase.
The folio and the map answer different questions. The folio says who owns the property and what is registered against it; the Land Registry Map shows the registered extent on the Ordnance Survey base map. A first-time buyer usually needs both: one to confirm ownership and charges, the other to see what ground the home includes.
Charges matter to a first purchase in two ways. An existing mortgage on the seller’s folio must be discharged on completion, and the buyer’s own mortgage will be registered as a new charge. Reading the register early shows what is currently secured against the property and keeps the drawdown from stalling on a surprise.
Apartments add a layer that first-time buyers meet often. An apartment holds its own leasehold folio, while common areas belong to a management company, and service charges and shared access appear as burdens. Seeing this on the folio helps a buyer understand what they are acquiring and what obligations come with it, since service charges and shared-access rules follow the buyer for as long as they own the flat.
The registered records do not replace a survey or legal advice. They establish the registered position – ownership, charges, burdens and extent – which a first-time buyer reads alongside a surveyor’s inspection and their solicitor’s guidance. Together these give a clear, factual basis for the biggest purchase most people make, and a buyer who understands them tends to move faster and worry less when questions arise on their file.
Common Mistakes
Making an offer without checking ownership: Assuming the person selling is the registered owner can waste time. A Property Ownership Search or a Folio Search confirms who is registered before an offer, so a first-time buyer negotiates on the facts. Order a Folio Search – /folio-search/.
Overlooking a charge on the folio: An existing mortgage is registered against the property and must be discharged on completion. Reading the register early shows what is secured, so a buyer is not surprised by a charge late in the process.
Ignoring rights of way and covenants: A shared lane or a restriction is registered as a Part III burden. A Folio Search reveals it, so a first-time buyer learns about it before contracts rather than after moving in, when a right of way across the garden or a covenant limiting an extension is far harder to deal with.
Assuming a printout satisfies a lender: Where a bank requires certified proof of title, an information copy is not enough. A Certified Folio provides the sealed evidence, so knowing the lender’s requirement early avoids a drawdown delay. Because a Certified Folio is posted rather than emailed, allowing time for it keeps a closing date realistic.
Need it proved to a lender or a court? The Certified Folio is the sealed version, posted within 15 working days.
Order Title DocumentHow To Order
Send the address and Eircode of the property you are buying, together with the folio number if the seller’s solicitor has provided it, and a note of what your lender requires.
Tell us whether you need the Folio Search, the Land Registry Map, or a Certified Folio for your lender, and these can be prepared together so you have the registered records ready as your purchase progresses.
Turnaround & Delivery
delivered electronically within 24 hours
Folio Search and Land Registry Map results are sent to you by email. A Certified Folio is posted as a sealed hard copy where a lender requires certified proof. Where you need several records for a purchase, they can be prepared together.
Frequently Asked Questions
What property documents does a first-time buyer actually need?
Most first purchases use a Folio Search to read the registered title and a Land Registry Map to see the extent. A Property Ownership Search finds the folio where you only have an address, and a Certified Folio is added where a lender requires certified proof of title.
Do these records replace a survey?
No. The Land Registry records establish ownership, charges, burdens and extent, but they do not report the physical condition of the home. A survey and your solicitor's advice remain essential, and the registered records are read alongside them.
Will the folio show if there is a mortgage on the property?
Yes. An existing mortgage is registered as a charge on the folio and must be discharged on completion. A Folio Search shows the charge, so a buyer knows what is secured against the property before committing.
The property is an apartment - is anything different?
An apartment holds its own leasehold folio, while common areas belong to a management company and appear as service-charge and access burdens. A Folio Search shows the leasehold folio and those burdens, so a first-time buyer understands what comes with the unit.
How current are the records?
Each search reflects the register on the day it is carried out. Because a recent dealing appears only once processed, order the records close to when your purchase needs them rather than far in advance.
Can I order the folio and map together?
Yes. A Folio Search, a Land Registry Map and, where a lender requires it, a Certified Folio for the same property can be prepared together. To start, use the order link on this page.
Do I need the folio number to run a Irish search?
No. An address or Eircode is normally enough - finding the folio is part of what the search does. If you already have the folio number and its county, supplying it saves a step.
What if the property in Ireland turns out to be unregistered?
Then no folio exists, and the search will tell you so. Title to unregistered property is evidenced through the Registry of Deeds instead, which is a different search and a different record.
Run a Folio Search
Registered owner, class of title and burdens, delivered electronically within 24 hours. If no folio exists for the address, we tell you before you are charged.
Order Title DocumentProperty Records Team
Last reviewed:
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