Most executors expect two costs: the solicitor's fee and the Probate Office filing fee. In reality, these account for only part of the total. A series of smaller charges — each reasonable on its own — can add thousands to the final bill. Understanding these costs before you start helps you budget realistically and avoid unpleasant surprises. For a full overview of all probate expenses, see our guide to probate costs and fees in Ireland.
This article explains each hidden cost, when it applies, what it typically costs, and how to keep the total under control.
The costs most executors do not expect
The table below lists the most common costs that catch executors off guard. These are legitimate probate expenses paid from the estate, but they are often not mentioned until the bill arrives.
Property valuation (sworn/formal)
€250–€500 per property
Every estate with real property — Revenue requires a formal valuation at date of death
Conveyancing (property transfer or sale)
€1,500–€3,000+ per property, plus VAT
When a house needs to be transferred to a beneficiary or sold
Land Registry fees
€130 (assent/gift) or €400–€800 (sale)
Registering the property transfer with Tailte Éireann
Statutory advertisements (Section 49 notices)
€200–€500
Newspaper notices to protect the executor from unknown creditor claims
Unoccupied property insurance
€500–€1,500+ per year
When the family home is empty during probate — standard policies often lapse after 30–60 days
Tax advisor fees
€500–€3,000+
When the estate has CAT exposure, cross-border assets, or claims for reliefs
Property maintenance and upkeep
Varies (ongoing)
Heating, security, garden care, and repairs on an empty property during administration
Certified copies and outlays
€50–€300 total
Death certificates, folio copies, postage, Commissioner for Oaths fees
All figures are indicative and vary by estate. Solicitor-related fees exclude VAT at 23%.
| Hidden Cost | Typical Range | When It Applies |
|---|---|---|
| Property valuation (sworn/formal) | €250–€500 per property | Every estate with real property — Revenue requires a formal valuation at date of death |
| Conveyancing (property transfer or sale) | €1,500–€3,000+ per property, plus VAT | When a house needs to be transferred to a beneficiary or sold |
| Land Registry fees | €130 (assent/gift) or €400–€800 (sale) | Registering the property transfer with Tailte Éireann |
| Statutory advertisements (Section 49 notices) | €200–€500 | Newspaper notices to protect the executor from unknown creditor claims |
| Unoccupied property insurance | €500–€1,500+ per year | When the family home is empty during probate — standard policies often lapse after 30–60 days |
| Tax advisor fees | €500–€3,000+ | When the estate has CAT exposure, cross-border assets, or claims for reliefs |
| Property maintenance and upkeep | Varies (ongoing) | Heating, security, garden care, and repairs on an empty property during administration |
| Certified copies and outlays | €50–€300 total | Death certificates, folio copies, postage, Commissioner for Oaths fees |
Property valuations
Revenue requires a formal valuation of every property in the estate at the date of death. This is needed for the Statement of Affairs (SA.2) and for any Capital Acquisitions Tax (CAT) calculation. A sworn valuation from a qualified valuer — typically an RICS-accredited or SCSI-registered professional — costs €250 to €500 per property. Commercial property or agricultural land may cost more.
If the estate includes multiple properties, each one needs its own valuation. An estate with a family home and a rental property could face €500 to €1,000 in valuation fees alone — before any solicitor or tax work begins.
Conveyancing: transferring or selling property
Conveyancing is the legal process of transferring property ownership. If the estate includes a house that needs to be transferred to a beneficiary or sold, this is almost always a separate charge from the probate solicitor's fee. Conveyancing typically costs €1,500 to €3,000 or more per property, plus VAT at 23%.
This is one of the largest hidden costs. A solicitor who quotes €3,000 for “probate” may mean obtaining the Grant only. Transferring the family home to a beneficiary could add another €2,000 to €3,000 plus VAT on top.
Land Registry fees
When property changes hands, it must be registered with Tailte Éireann (the Land Registry). The fee depends on whether the property is being transferred as an assent to a beneficiary or sold. An assent (transferring property to a beneficiary on death) attracts a flat fee of €130. A sale is charged by value: €400 for properties up to €50,000, rising to €800 for properties above €400,000.
These fees are on top of the conveyancing solicitor's charge and are often listed under “outlays” in the final bill.
Statutory advertisements
Section 49 of the Succession Act 1965 protects executors from liability for unknown claims against the estate. To use this protection, the executor (or their solicitor) must publish notices in newspapers inviting creditors and claimants to come forward within a specified period. After the deadline passes, the executor can distribute assets without being personally liable for claims they did not know about.
The cost of these statutory advertisements is typically €200 to €500, depending on the newspapers used. This is a standard probate expense, but many executors are not aware of it until the solicitor places the notices and adds the cost to the bill.
Unoccupied property insurance
When the family home is left empty during probate, standard home insurance may not cover it. Most policies reduce or void cover after the property has been unoccupied for 30 to 60 days. Since probate typically takes 6 to 12 months, this creates a significant gap in protection.
Specialist unoccupied property insurance in Ireland typically costs €500 to €1,500 or more per year, depending on the property's value, location, and condition. The executor has a duty to protect estate assets, so maintaining adequate insurance is not optional — it is part of the executor's responsibilities.
Tax advisor fees
Not every estate needs a tax advisor, but many do. Capital Acquisitions Tax (CAT) is charged at 33% on inheritances above the relevant tax-free threshold: €400,000 for Group A (parent to child), €40,000 for Group B (sibling, niece, nephew, or grandchild), and €20,000 for Group C (all other relationships). If the estate has any CAT exposure, a tax advisor typically charges €500 to €3,000 or more, depending on complexity.
A tax advisor is particularly important when the estate involves cross-border assets, claims for Agricultural or Business Relief, or multiple beneficiaries in Group B or C. The cost of professional tax advice often pays for itself by identifying legitimate ways to reduce the tax bill — or by avoiding penalties for incorrect filing.
Ongoing property costs during administration
Probate does not pause the running costs of a property. While the estate is being administered, someone needs to pay for heating (to prevent damp and burst pipes), security, garden maintenance, and any urgent repairs. These costs come from the estate but can accumulate quickly — especially if probate takes 12 months or longer.
The longer probate takes, the higher these costs climb. This is one reason why delays in probate are expensive in ways that are not immediately obvious. For more on what causes delays and how to avoid them, see our guide to how long probate takes in Ireland.
Tax obligations the executor must manage
The executor is responsible for settling the deceased person's tax affairs up to the date of death, plus any tax arising during administration. This includes filing a final income tax return and, if estate assets are sold (rather than transferred directly to beneficiaries), a potential Capital Gains Tax (CGT) liability on any increase in value between the date of death and the date of sale.
Beneficiaries who receive an inheritance above the relevant CAT threshold must file an IT38 return with Revenue. The filing deadline depends on the valuation date: if it falls between 1 January and 31 August, the return is due by 31 October of that year. If it falls between 1 September and 31 December, the deadline is 31 October of the following year.
Certified copies, outlays, and small charges
A series of small charges adds up over the course of probate. Certified copies of the death certificate (needed by banks, insurers, and the Probate Office) cost around €20 each, and you may need several. A certified copy of a Land Registry folio costs €40. Commissioner for Oaths fees, postage, and search fees are typically grouped under “outlays” and can total €50 to €300 across a typical estate.
Individually, none of these is significant. Together, they contribute to the gap between the quoted fee and the final bill.
How initial quotes can understate the real cost
Many executors are surprised by the final probate bill because the initial quote covers only part of the work. The table below shows common quote language and what it typically means in practice.
“Fixed fee for probate”
Often covers only obtaining the Grant — not distributing assets or transferring property
“Does this include distribution and conveyancing?”
“Plus outlays”
Can include Probate Office fees, Land Registry fees, search fees, postage, and sworn valuations
“Can you estimate total outlays for my estate?”
“Plus VAT”
Adds 23% to the professional fee — a €3,000 fee becomes €3,690
“What is the total including VAT?”
“Conveyancing quoted separately”
Transferring or selling property is a separate transaction with its own fee
“What will the conveyancing cost for this property?”
“Tax review not included”
If the estate has any CAT exposure, a tax advisor charges separately
“Do you think this estate needs a tax review?”
Always ask for a breakdown of what is and is not included before engaging a solicitor.
| What the Quote Says | What It Usually Means | What to Ask |
|---|---|---|
| “Fixed fee for probate” | Often covers only obtaining the Grant — not distributing assets or transferring property | “Does this include distribution and conveyancing?” |
| “Plus outlays” | Can include Probate Office fees, Land Registry fees, search fees, postage, and sworn valuations | “Can you estimate total outlays for my estate?” |
| “Plus VAT” | Adds 23% to the professional fee — a €3,000 fee becomes €3,690 | “What is the total including VAT?” |
| “Conveyancing quoted separately” | Transferring or selling property is a separate transaction with its own fee | “What will the conveyancing cost for this property?” |
| “Tax review not included” | If the estate has any CAT exposure, a tax advisor charges separately | “Do you think this estate needs a tax review?” |
Under Section 150 of the Legal Services Regulation Act 2015, your solicitor must provide a written costs notice before starting work. This notice should set out the basis on which fees will be charged, including VAT and likely outlays. Use this as your starting point for understanding the true cost. For more on solicitor fees and your rights, see our guide to solicitors' fees for probate in Ireland.
How to keep hidden costs under control
A realistic cost example
Consider a typical estate in Ireland: a family home worth €350,000, two bank accounts, and three adult beneficiaries with a valid will. Here is what the real cost might look like:
In this example, the solicitor's fee accounts for less than half the total cost. The “hidden” costs — valuation, conveyancing, insurance, advertisements, and outlays — add over €4,000. For a more complex estate, these additional costs would be higher still. For a comparison of simple and complex estate costs, see our guide to simple versus complex estate probate costs.