The loan offer came back with a condition attached, and now the underwriter wants your bank statements in English. Or your solicitor has asked for source of funds evidence on a property purchase and won't move until they can read the trail. Either way you're looking at a stack of paper rather than one certificate, and a closing date that isn't going to wait while you sort it out.
Send us the whole file rather than one document at a time. That's cheaper per page, it's faster, and it stops the thing that actually delays property and mortgage applications in Ireland: a half-translated statement run that an underwriter can't verify. Full sets start at €12 a page, and the rate drops as the file grows. You'll get a written price and a delivery date before we begin anything.
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More than people expect, and that's the first surprise. If any part of your income or savings sits abroad, lenders in Ireland build the picture from foreign paperwork: bank statements from every overseas account you hold, payslips, employment letters, tax filings and a credit report from the country you were living in.
The scope catches people out too. Lenders look at roughly the last five years of financial behaviour, and you're expected to declare every open account you hold outside Ireland. Leaving one out isn't an option, because a gap in the story reads worse than a messy account does.
Self-employed and it grows again. Business accounts, business bank statements, profit and loss figures, tax clearance, company registration papers. A file that started as “a few statements” is often thirty or forty pages by the time it's complete, which is exactly why we price it by volume instead of by document.
A typical foreign-income mortgage file
Six to twelve months each, and the run has to be unbroken. This is nearly always the bulk of the page count.
Send these together. An underwriter reads the letter to explain the payslips, so splitting them creates questions.
Returns, assessments, tax clearance certificates. For the self-employed these carry more weight than the payslips would.
Often forgotten until the last minute, and it takes weeks to obtain. Order it before you need the translation.
Everyone assumes buying a property without a mortgage is the simpler route. On the paperwork it's the opposite, and the reason is worth understanding before you start gathering anything.
When a lender is funding the purchase, that lender runs its own anti-money-laundering checks on you before releasing the money. Your solicitor knows a regulated institution has already looked, which changes how much they need to ask for themselves.
No bank means nobody else has checked. Irish firms are clear about this: for a cash purchase the requirements on both you and your solicitor are more extensive, because it now falls entirely on them to satisfy themselves the money is legitimate and traceable.
Funds arriving from an account outside Ireland trigger enhanced due diligence. Your solicitor has to consider where the money originated, and for that they need certified statements from the originating bank with the transaction history translated, not just the closing balance.
Buying from outside Ireland usually means your passport and a utility bill have to be certified as true copies by a notary or solicitor where you live, on top of the translations. Our notarised translation page covers that step.
None of this is your solicitor being difficult. It's the Irish anti-money-laundering framework, and they carry personal exposure if they get it wrong. Knowing that early makes the requests make sense.
Source of funds isn't proof that you have the money. It's proof of where the money came from. Different origins need completely different paperwork, and this is where most property delays begin.
Statements covering three to six months that show the money accumulating, not a single statement showing it sitting there. The accumulation is the point. A balance that appears fully formed in one month raises exactly the question your solicitor has to answer.
The completion statement from that sale, plus the statement showing the money arriving in your account. Both halves are needed. If the sale was abroad, both halves need translating, and the figures have to reconcile once converted.
The grant of probate or a letter from the executor, along with the paperwork that moved the money to you. Foreign probate documents are usually the longest item in a file like this, and often the oldest, which makes legibility its own problem.
Statements from the investment or fund, or business accounts and tax filings where the money came out of a company. Self-employed buyers tend to need the widest set here, and it's worth gathering it before the sale is agreed rather than after.
Funding the property from more than one source? Each element needs its own source of funds trail. Part savings and part a family gift means two separate sets of paperwork, not one combined explanation.
Yours and theirs. That's the bit almost nobody sees coming. When a parent or relative gifts the deposit, your solicitor has to verify the donor's identity and trace where the donor's money came from, in full. Not the gift. The origin of the gift.
So if your parents are sending the deposit from Poland, India, Brazil or Nigeria, their paperwork joins yours in the file. A signed gift letter, their identity document, and their own bank statements showing the money accumulating. All of it in English before anyone can read it.
This is the single most common reason a property file suddenly doubles in size two weeks before closing. If a gift is part of your deposit, tell us at the start and we'll quote both sets together. One bundle, one rate, and no scramble when the request lands.
Four items, and all four usually need translating
Confirming the money is a gift with no repayment expected. Wording matters here, so check it with your solicitor first.
Often needing to be a certified true copy rather than a photocopy, depending on what your solicitor asks for.
Showing their money accumulating too. This is where a gifted-deposit file gets long, and where the page count really moves.
The wire confirmation and your own statement showing it arrive. Both sides of the same movement, translated together.
Built around one idea: everything goes back as a single bundle. Piecemeal delivery is what turns a one-round review into three, and three rounds is how closing dates in Ireland get missed.
Everything the lender or solicitor listed, even the pages you think are blank. Forward their email if it's easier than explaining it.
We flag missing statement months and mismatched names before quoting. Those two things cause most of the back-and-forth.
The same person handles the whole set, so account names, employer names and figures read identically on every page an underwriter turns to.
Paginated, ordered and certified, ready to forward straight to the lender or solicitor without you reassembling anything.
Here's the failure we see most. Someone sends the payslips but not the statements, the lender raises a condition, they rush the statements over with one month missing, and the underwriter still can't verify a large deposit. Two rounds become three. Sending the full set once avoids all of it.
Regularly, and often it's the broker or the conveyancing solicitor who contacts us rather than the buyer. If foreign-income property clients are a recurring part of your caseload, this is built for you.
Where a property matter runs into contracts, court papers or a dispute, our legal translation services cover that to the same standard.
Almost nobody in Ireland publishes a rate for this, which makes comparing hard. Ours falls as the file grows, because a statement run is repetitive work and charging it like forty separate certificates would be dishonest. Sending everything together is genuinely cheaper.
Standard Documents
1–10 pages · individual documents
Statement Bundles
10+ pages · statements and transaction histories
Full Mortgage File
30+ pages · the complete application set
The figures above are starting prices, not a final quote. What you pay depends on the document type, the language pair and the total page count, and the rate per page falls as the file grows. Notarised copies can be added where your solicitor requires them, priced separately. Your final price is confirmed in a written quotation before any work begins, so nothing starts until you have approved the cost.
Find your situation and you'll see roughly where you land. Most people are surprised by how quickly a property or mortgage file crosses into the lower rates.
| Your situation | Typical pages | Tier | Watch for |
|---|---|---|---|
| Lender asked for payslips and a letter only | 3–6 | Standard | Send both together, never the payslips alone |
| Six months of statements, one account | 12–20 | Statement bundle | Every month, unbroken. One gap stalls it |
| Foreign income, several accounts | 30–60 | Full file | Declare every account you hold abroad |
| Deposit gifted from abroad | Doubles | Full file | The donor's paperwork counts too |
| Cash purchase, non-resident buyer | 20–40 | Full file | Certified copies as well as translation |
This page is for the paperwork behind a purchase, a sale or a loan application. Translating company accounts or an audit report for business purposes is different work and sits on a separate page. If a notary has to certify a copy before your solicitor will accept it, see notarised translation. And if an Irish document is heading to a foreign notary or registry, that route runs through apostille and DFA legalisation.
Our office is at 6 Fern Road, Sandyford, Dublin 18, and if a closing date is close the quickest route to a person is +353 87 441 3817.
First-time buyers, cash purchasers, a few brokers, and one file that doubled two weeks before closing.
"Forty-two pages of Polish bank statements for a mortgage application. The per-page rate dropped once they saw the volume, and the underwriter came back with no questions."
"My parents gifted the deposit and nobody warned me their bank statements would be needed too. These guys flagged it upfront and quoted both sets together."
"Cash buyer from Italy and my solicitor wanted far more than I expected. They explained why, then handled the whole AML set in one go."
"I'd sent one month of statements to a cheaper service and the lender rejected it. These spotted a missing month in my own file before quoting."
"We send foreign-income client files here now. Same format every time, and I can quote the cost to the client before I even open the file."
"Self-employed, so it was business accounts, tax filings and three sets of statements. They costed the whole thing upfront and it came back as one clean bundle."
"Moved back after nine years abroad and the lender wanted five years of history from two countries. They took the lot and nothing came back queried."
"Inherited a house in Portugal and needed the probate papers readable for my Irish solicitor. Old documents, hard to read, handled carefully."
"Our firm sends source-of-funds bundles here. They flag missing months before it reaches our file, which saves us a round of correspondence every time."
"Buying in Spain and the notary there wanted my Irish power of attorney translated and stamped. They handled both ends without me chasing anyone."
The ones that come up before every file. Anything else, ask on WhatsApp.
Forward the lender's email or your solicitor's list, attach what you have, and we'll come back with a page count, a fixed price and a delivery date. If months are missing or a name won't match, you'll hear that before you pay rather than after.
The bigger the file, the lower the rate per page. Notarised copies added where your solicitor needs them, and a free reissue if an underwriter ever queries our work.