Majella Galvin: Why is my house purchase taking so long to complete?

"I went sale agreed on a house and eight months later the sale still hasn't closed... We feel as though our lives are on hold and we're also worried we're missing out on other properties that have come onto the market."

We ‘agreed sale’ last year but nothing has happened since

Hi Majella,

I went ‘sale agreed’ on a house in East Cork in December 2025 and, eight months later, the sale still hasn’t closed. Contracts haven’t been signed yet. The estate agent has told me the sellers are buying another property and there was an issue with planning, so they needed to apply for retention permission. Apparently, this is causing the delay. My family and I love the house and don’t want to lose it, but we’re beginning to wonder how long we can keep waiting. Our lives are on hold and we’re also worried that we’re missing out on other properties. Is this normal? Why are house sales taking so long to complete and is there anything we can do to speed things up?

John

Firstly, I’m sorry to hear about your situation, John. I understand why you’re frustrated.

Buying a home is one of the biggest financial — and often emotional — commitments most people will ever make, and when a sale drags on for months with little progress, buyers feel anxious and uncertain.

Unfortunately, your experience is not unique. While everyone hopes that with ‘sale agreed’ the finish line is in sight, the reality is that many house sales encounter unexpected delays.

A Society of Chartered Surveyors Ireland (SCSI) survey found that residential property sales are taking longer to complete than in previous years, and that many are falling through altogether.

Reasons for delays

The survey highlighted several reasons for the delays. These include the lengthy conveyancing process, issues with planning permission or compliance with building regulations, and sellers having difficulty finding suitable alternative accommodation. From what you’ve described, your purchase has been affected by two of these factors.

The sellers are waiting to secure their onward purchase, while dealing with a planning issue that requires retention permission.

Retention permission is required where work has already taken place, but planning permission either wasn’t obtained or the completed works differ from the permission granted.

Until these matters are resolved, solicitors are often unable to proceed, as they need to ensure that the property’s legal documentation is in order before contracts are signed.

While that may be frustrating for you, as the buyer, it’s important that these issues are properly resolved. Purchasing a property with unresolved planning problems could create significant difficulties for a future owner.

Contact the agent handling the sale

Speak with the estate agent handling the sale. That would be my first advice.

I’m assuming that once the planning issue came to light, the sellers applied for retention permission without delay. Even if that happened in January, several months have now passed, so it is entirely reasonable to ask for an update.

Has a decision been made? If not, has an estimated timeframe been provided? Is there a realistic target date for contracts to be issued?

Good communication is incredibly important during a property transaction, particularly when delays occur. Buyers are generally understanding if they know what is happening, but uncertainty is often the most difficult part of the process.

Your own solicitor can also play an important role. They should be in regular contact with the vendors’ solicitor and may be able to obtain a clearer update on the legal position and any outstanding matters that still need to be resolved.

While neither your solicitor nor the estate agent can speed up the planning process itself, they can ensure that communication remains open and that you’re kept informed as matters progress.

After all, you have committed your time, energy, and finances to this purchase. You’re also potentially missing chances to pursue other properties while you wait, so it’s only fair you’re kept updated throughout.

Vendor issues

Unfortunately, there is also a limit to what you can influence.

The retention application, the legal documentation, and the sellers’ onward purchase are all matters that sit firmly with the vendors and their professional advisers.

As frustrating as that may be, these are not issues that a buyer can resolve themselves.

This situation also highlights something that I believe is becoming increasingly important in today’s property market: Making sure a property is sale ready before it is advertised.

Ideally, sellers should have all of the necessary documentation prepared before the first viewing.

That includes confirmation that planning permission is in order, evidence the property complies with building regulations, provision of title documents, and the identification of any potential legal issues at an early stage.

These checks before the property goes to market can prevent many of the delays that arise after a sale has been agreed. This is particularly relevant in today’s market, where there is strong demand for good-quality homes.

Buyers often expect that once they go sale agreed completion will follow within a reasonable timeframe. But unexpected legal or planning issues several months in to the process can place unnecessary strain on everyone involved.

Recognising these challenges, the SCSI and the Law Society of Ireland have written Speed Up Your Property Sale — A Guide to Avoiding the Most Common Delays.

Speed Up Your Property Sale: A guide to avoiding the most common delays SCSI

The guide encourages homeowners to prepare their legal and planning documentation before putting their property on the market, so as to reduce avoidable hold-ups later.

While no guide can eliminate every delay — particularly where planning applications or onward purchases are involved — early preparation can make a significant difference.

For buyers, patience is often required, but that doesn’t mean remaining silent. Continue asking for updates, maintain regular contact with both your estate agent and solicitor, and don’t be afraid to ask for realistic timescales.

Even if the answer is that there isn’t one yet, regular communication helps everyone understand where matters stand.

Impact of delays

If the delays continue indefinitely, you may need to reassess your position. Every buyer’s circumstances are different. Some people have flexibility, while others are working to mortgage-approval deadlines, rental agreements, or family commitments. Only you can decide how long you’re prepared to wait.

From what you’ve told me, however, there does appear to be a genuine explanation for the delay, rather than a lack of commitment from the sellers. If they have applied for retention permission and progress is being made, it may simply be a case of allowing the process to run its course.

Buying and selling property can sometimes feel painfully slow, particularly when several transactions are linked.

However, keeping informed, understanding the reasons behind the delay, and maintaining open communication with all parties will put you in the best position to make informed decisions as the sale progresses.

I sincerely hope you receive positive news soon and that you’re able to move into the home you’ve been waiting so patiently for.

• Send your property queries to [e-mail]

• Majella Galvin is chair of the Membership and Public Affairs Committee of the Society of Chartered Surveyors Ireland. She is a chartered surveyor, estate agent and registered valuer at DNG Galvin auctioneers Bandon.