Your questions on property related issues are answered.

Flexibile about fees

How much flexibility do agents have when it comes to fees? Are they negotiable and, if so, how do you go about negotiating? I did a ring around some agents and was quoted fees mostly around the 2 per cent mark. I live in Dublin, will be selling in the near future and expect my house to be in the 350K mark.

The estate agency scene in Dublin has changed over the years with more agents entering the market and increased competition among these and existing agents who are broadening their branch networks. That means that there is a certain amount of flexibility when it comes to professional fees - particularly at the higher end of the market. There probably won't be too many savvy people in the €1 million-plus home seller category that will find themselves stumping up 2 per cent - basically the more firmly the house is in the multi-million price tag range, the closer the fee gets down to the 1 per cent mark. Asked by this column about the fee issue, one agent said that the upper end is now so competitive that there is a "fee war" going on.

Ringing around the agents is a good start, but the bargaining will only really begin when an agent comes to your house and pitches for your business. Most agents will probably end up quoting you 1.5 per cent and you should stress in the initial meeting that you are looking for a highly competitive fee quote - that way the agent will be clear that you are shopping around. Some agents will quote below this. But the fee should be only one element in the mix when deciding which agent to go with. Other questions include: How the agent intends to market the property? What other costs are involved (advertising, sales signs, brochures)? How successful has the agent been at selling similar houses in your area? And don't discount personal dynamics. If you are selling by private treaty, you will be on the phone to the agent several times and you have to be able to get on well and trust them.

A 40-year mortgage?

Myself and my partner are hoping to buy a one-bedroom apartment and have been quoted repayment figures based on a 35-year mortgage. We have heard that it is possible to get a 40-year mortgage but our lender says that 35 is the maximum. Is there such a thing?

There are 40-year mortgages in the market but not many. Ulster Bank, First Active and Bank of Scotland all offer these loans. Bank of Scotland's might not suit you, as the loan applies to lenders borrowing 80 per cent or less in terms of the value of the property - in which case you would need a hefty deposit. There are also age restrictions on longer mortgages. To get a 40-year mortgage, you must be aged 25 or less - the lender is looking at the normal retirement age of 65. If you are self-employed then the cut-off point is 30. A longer mortgage term is attractive to first-time buyers trying to get on the property ladder, as it means lower monthly repayments. The catch is that the longer the term, the more interest you pay. Don't just focus on monthly repayments. Get the lender to calculate the total cost of the loan over 30, 35 and 40 years. That way you should be able to make a more informed choice.

Send your queries to Property Questions, The Irish Times, 10-16 D'Olier Street, Dublin 2 or e-mail propertyquestions@irish-times.ie.

Unfortunately, it is not possible to respond to all questions. The above is a representative sample of queries received. This column is a readers' service and is not intended to replace professional advice. No individual correspondence will be entered into.