Official Land Registry Document
Certified Folio & Plan
Property Records for Probate in Ireland
Quick Answer
Administering an estate in Ireland means establishing what property the deceased owned and proving that ownership to the Probate Office and to financial institutions. The core records come from the Land Registry, maintained by the Property Registration Authority: a Folio Search reads the registered title, and a Certified Folio provides sealed proof of ownership. Where a property is unregistered, the Registry of Deeds holds the relevant deeds instead.
When you are administering an estate, the property records you need come from the official registers held by the Property Registration Authority. This page sets out which documents prove a deceased owner's title, how to obtain them, and when the Registry of Deeds applies to unregistered property.
Key Facts
Postal Delivery
Certified hard copy by post
What Is This Document
Probate and estate administration turn on establishing exactly what a deceased person owned and proving it to the Probate Office, to banks and to a buyer's solicitor if the property is later sold. For registered property, that proof comes from the Land Registry, maintained by the Property Registration Authority, in the form of the folio and a certified copy of it.
A Folio Search reads the registered title, confirming the registered owner, the class of title, the Part III burdens and any charges. It is the starting point for an executor or solicitor working out what an estate contains and whether a mortgage remains to be discharged before the property passes.
A Certified Folio is the document the Probate Office and financial institutions rely on, because it is an officially certified and sealed copy of the register rather than an information printout. Certified Folios are issued as hard copies by post, since their standing rests on the seal of the Property Registration Authority.
Estates frequently include property that has never been registered, particularly older family holdings and agricultural land in the west and border counties. For these, no folio exists, and title is traced through the Registry of Deeds, which records the deeds affecting unregistered land rather than guaranteeing title.
Where the extent of a property matters — a farm split across parcels, a house with a disputed boundary — a Land Registry Map shows the registered extent on the Ordnance Survey base map. Executors often order the folio, the certified copy and the map together so the estate file is complete before the grant issues, which also avoids the repeated searches that otherwise arise as different institutions ask for proof at different stages of the administration.
Which Document Do I Need
Working out which records a probate matter needs? Use this guide:
| Situation | Recommended Document |
|---|---|
| Confirm what the deceased owned and read the registered title | Folio Search |
| Prove the deceased's ownership to the Probate Office or a bank | Certified Folio |
| Establish who owns a property when only the address is known | Property Ownership Search |
| Show the registered extent of a farm or house | Land Registry Map |
| Trace title to unregistered family land | Registry of Deeds Search |
If you are unsure, our team can advise before you order — email info@landregistryonline.ie.
What Information Is Included
Registered owner: confirmation of the name in which the property was registered.
Folio number and county: the identifier the Probate Office and banks will work from.
Nature of Title: whether the title is absolute, qualified, possessory or good leasehold.
Registered charges: any mortgage that must be discharged before the property passes.
Part III burdens: rights of way, covenants and wayleaves affecting the property.
Certified proof: a sealed Certified Folio accepted as evidence of the registered title.
A valuation of the estate or its property — that is a separate professional service.
Certified proof from a printout — official proof requires a Certified Folio [/certified-folio/].
The mapped extent unless ordered — see the Land Registry Map [/land-registry-map/].
Title to unregistered property, which is traced through the Registry of Deeds [/registry-of-deeds-search/].
Why People Order
Confirming what an estate contains
Executors often begin knowing an address but not the folio or the exact registered owner. A Folio Search establishes what is registered and on what terms, so the estate can be scheduled accurately from the outset.
Proving ownership to the Probate Office
A grant application needs evidence of the deceased's title. A Certified Folio supplies sealed proof that the Probate Office and financial institutions accept, avoiding delay caused by an uncertified printout.
Discharging a mortgage on death
Where a charge remains on the folio, it must be dealt with before the property passes. Reading the register early identifies the charge so the executor can arrange its discharge in good time.
Handling unregistered family land
Older family holdings are frequently unregistered, so no folio exists. A search that returns no folio points the executor to the Registry of Deeds, where the title is traced through the recorded deeds.
Preparing to sell estate property
Where the estate will sell a property, the buyer's solicitor investigates the folio. Confirming the registered owner, charges and burdens in advance keeps a later sale moving without repeated searches.
Resolving a boundary in a rural estate
A farm split across several parcels or a holding with an unclear boundary calls for the mapped extent. A Land Registry Map shows the registered extent so the estate can be divided or sold cleanly.
Real World Use Cases
Home Buyers
A buyer purchasing property from an estate benefits from the same records the executor holds: the folio confirms the registered owner and any charge, so the sale can be assessed before an offer, even where the registered owner is a deceased person whose title is being transferred.Sellers
Executors selling estate property use these records to build an accurate contract pack, confirming the folio, charges and burdens the buyer's solicitor will examine and clearing any discharged mortgage still shown on the register.Solicitors
Probate solicitors rely on the folio and Certified Folio to schedule an estate, apply for the grant and prove title to the Probate Office and banks. It is routine, high-volume work where accurate registered records prevent avoidable delay.Investors
Investors buying from estates use the register to confirm ownership and any charge before committing, particularly where an estate holds several properties or a mix of registered and unregistered land.Developers
Developers acquiring estate land confirm the registered owner and extent of each parcel, and identify unregistered ground that must be dealt with through the Registry of Deeds before a scheme can proceed. Establishing this at the outset keeps a land assembly from stalling on a single parcel whose title turns out to be incomplete.
Land Registry Context
Estate administration in Ireland draws on two registers maintained by the Property Registration Authority: the Land Registry, a register of title organised by folio, and the Registry of Deeds, which records deeds affecting unregistered land. Which one applies depends on whether the deceased's property was ever registered, and many estates contain a mix of both.
For registered property the folio is definitive. It names the registered owner, states the class of title, and lists the charges and Part III burdens. A Certified Folio reproduces that register under seal, which is why the Probate Office and financial institutions accept it as proof of the deceased's ownership where an information printout will not do.
Unregistered property remains common in older estates, especially family farms and holdings in the west and border counties where registration reached the land comparatively late. For these, title is proved through the chain of deeds recorded in the Registry of Deeds, and a Land Registry search that returns no folio is the signal to look there.
Charges are a recurring issue on death. A mortgage repaid during the owner's lifetime is sometimes left registered, and a charge still live must be discharged before the property passes. Reading the register early lets an executor deal with either before it delays the grant or a subsequent sale, since a stale charge left undiscovered tends to surface at completion, when it is hardest to resolve.
Boundaries and extent matter where an estate is divided among beneficiaries or a farm is sold in parts. The folio does not itself draw the property; the registered extent is shown on the Land Registry Map. Ordering the folio, the certified copy and the map together, rather than piecemeal as different parties ask for proof, gives an executor a complete and reliable estate file that a solicitor and the Probate Office can both act on.
Common Mistakes
Relying on an uncertified printout for the grant
An information copy of the register is not the sealed proof the Probate Office expects. Where certified evidence of the deceased's title is required, a Certified Folio is the document that carries that standing. Order a Certified Folio — — /certified-folio/.
Assuming all estate property is registered
Older family holdings are frequently unregistered, so no folio exists to find. A search returning no folio is not a dead end; it points to the Registry of Deeds, where the title is traced through the recorded deeds. Recognising this early keeps the estate moving rather than stalling on an apparent blank.
Overlooking a charge still on the folio
A repaid mortgage is sometimes left registered, and a live charge must be discharged before the property passes. Reading the register early lets the executor deal with the charge before it holds up the grant or a sale.
Treating the folio as a valuation
The register proves ownership and records charges and burdens; it does not value the property or the estate. A valuation is a separate professional step, and the folio should be read alongside it, not in place of it. Executors who conflate the two risk misstating the estate to the Revenue and to the beneficiaries.
When Not Sufficient
The Land Registry records establish and prove ownership, but a probate matter often needs more. To read the full registered title, order a Folio Search [/folio-search/]. For sealed proof the Probate Office and banks accept, order a Certified Folio [/certified-folio/]. To show the registered extent of a farm or house, a Land Registry Map [/land-registry-map/] is needed. And where the deceased's property was never registered, the Registry of Deeds [/registry-of-deeds-search/] is the record to search instead.
How To Order
Send the address and Eircode of each estate property, together with the folio number where you have it and a note of anything you already expect — an inherited or unregistered holding, a mortgage to be discharged, or a boundary to be resolved.
Tell us whether you need the full Folio Search, a Certified Folio for the grant, or a Land Registry Map, and these can be prepared together so the estate file is complete before you apply.
Turnaround & Delivery
Delivery time:
Folio Search results are sent to you by email. A Certified Folio is posted as a sealed hard copy, because the Probate Office and financial institutions rely on the seal of the Property Registration Authority. Where several records are needed for an estate, they can be prepared together.
Frequently Asked Questions
What property record does the Probate Office accept as proof of title?
A Certified Folio is the document that proves a deceased person's registered ownership. It is an officially certified and sealed copy of the register, accepted by the Probate Office and by financial institutions where an information printout is not sufficient. It is issued as a hard copy by post because its standing rests on the seal.
How current are these records?
Each search reflects the register on the day it is carried out. Dealings are registered as they are lodged, so a recent charge or transfer appears only once processed. For a grant application or a sale, order the records close to when they are needed rather than early in the estate.
What if the deceased's property was never registered?
Then no folio exists, and the title is recorded in the Registry of Deeds rather than the Land Registry. This is common for older family holdings and farms. A Land Registry search that returns no folio confirms the property is unregistered and points you to the deeds system.
Are you the Property Registration Authority?
No. We are a professional ordering service that sources records from the Property Registration Authority, the State body that maintains the Land Registry and Registry of Deeds. We locate the folio, obtain the certified copy and prepare the records an estate needs, so an executor or solicitor does not have to navigate the system directly.
Can a Certified Folio be used to transfer the property to a beneficiary?
A Certified Folio proves the deceased's registered ownership, which supports the grant and the subsequent transfer. The transfer itself is a separate registered dealing your solicitor lodges once the grant issues. To order a Certified Folio for an estate, use the order link on this page.
Can I order records for several estate properties together?
Yes. Where an estate holds more than one property, a Folio Search, Certified Folio or Land Registry Map for each can be prepared together, and any unregistered holding is flagged for the Registry of Deeds. Provide the addresses and any folio numbers, and everything can issue as one order.
Order the Property Records for a Probate
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