The thing they don't tell you when you're saving for your first home is that you are gathering your pennies - not only for bricks and mortar - but also for a long list of additional charges that come with a property purchase.

Some of these extra outlays, like stamp duty, are well known and won't induce a panic attack. Others, like valuation fees or land registry charges, can cause a nasty shock as they appear when funds are already running low.

Mortgage broker, Mr Tice O'Sullivan of Primafinance, says many buyers, particularly first-timers, overlook expenses that arise when a deal moves from the "sale agreed" stage to "sold". This lack of attention to detail is natural, given the focus on raising a 10 per cent deposit. But he warns that a failure to recognise additional costs at the start of the process could give rise to unwanted difficulties at the end.

At the top of Mr O'Sullivan's list of non-house costs is stamp duty. Stamp duty rises to 9 per cent of the purchase price depending on size, age (new or second-hand), whether the buyer is a first-timer or not, and whether the property is for owner-occupation or not.

The Budget was kind to first-timers, exempting them from stamp duty on houses costing €317,500 or less and lowered the rate they pay on most other properties. But for others the charge is large; a house sold to a second-timer for €500,000 attracts stamp duty at 7.5 per cent - €37,500.

After stamp duty, other extra costs pale into insignificance, but don't ignore them. Take, for example, mortgage stamp duty. Mr O'Sullivan says this tax applies to all buyers. It relates to the mortgage rather than the property price, and is levied at 0.1 per cent of the mortgage on all loans more than €254,500. "Usually your solicitor will pay this on your behalf from the deposit you give him or her when the contract to buy the house is signed," says Mr O'Sullivan.

Conveyancing has been shaken up by practitioners charging a flat fee for their service, regardless of the purchase price. Previously, some charged 1.5 per cent of the purchase price, plus VAT, for conveyancing. For a €500,000 house, this amounts to €9,075. Some flat-fee lawyers charge a fee of around €1,000 (or less) plus VAT.

Check out the best option for you on the consumer finance website, www.askaboutmoney.ie, which offers guidance on the best conveyancing deals. Mortgage brokers may offer special deals that sees them handling the entire conveyancing process through a selected solicitor. Primafinance arranges a legal fee of €499 plus VAT for its customers regardless of purchase price.

An additional legal charge that attracts little attention is the cost of registering deeds with the relevant land registry. This requirement, handled by the solicitor, costs from €127-€600 depending on the property being bought.

Buyers also have to pay for a valuation of the property on behalf of the lender. Mr O'Sullivan says that this service, which must be carried out by a valuer approved by the bank or building society, should cost no more than €127 plus VAT.

Another service essential for the buyer is the building survey, which checks the property for faults and failings. This will be done for second-hand properties before contracts are signed and, for auction sales, should be completed before the buyer enters the auction room. Mr O'Sullivan says this should cost no more than €450 plus VAT.