Sean A why don't you switch to PTSB-BOI-EBS-KBC all in quick succession to get the 2% cash back offers. I was with EBS 5.5 % fixed for 10 years . €24k breakage fee. I have 3 switches completed so far €6000 a time with KBC to come for another €3000. My solicitor is doing me a good deal for the legals which are all straight forward. You will have your €10k breakage fee back in no time and then you can move to the best rate you want to choose from. The pyrite might be an issue however.