Which mortgage option would you go for?

I've done some thread on lenders here and other reaearchs but it's driving me a bit mad not knowing which one to go for and I feel like I'm missing something. Would really appreciate your help for me in choosing the best option.

Loan amount: 415k
LTV: 80%
Term: 30 years

Option 1: BOI - 4 years fixed at 3.25%
- Cashback: none
- Monthly repayment: 1,819
- Variable rate after fixed: 4.15%

Option 2: Avant - 4 years fixed at 3.4%
- Cashback: 1% - 4,150
- Monthly repayment: 1,840
- Variable rate after fixed: 3.95%

Option 3: PTSB - 3 years fixed at 3.7%
- Cashback: 2% - 8,300
- Monthly repayment: 1,910
- Variable rate after fixed: 4.7%

I've read on Askaboutmoney that both PTSB and BOI are bad in the long run especially if you're not able to switch to a different lender (balance > 3.5x salary, market value changes, etc.).
However, at the moment, if I divide PTSB cashback across 3 years then deduct into monthly payment then PTSB has the best one.

And if you recommend to go with PTSB, get the cashback and switch, wouldn't fee very high (like 7k?) and I wouldn't be able to move if balance > 3.5x salary?

Am I missing anything?

Appreciate all the advice. Thank you.

@pikachilla - Not wanting to add to your levels of frustrations in trying to decide, but what about AIB - they are showing some competitive rates?

@Jazz01 Haha yes I did look into them. The house I'm buying is second-hand D-rated so I can't have their green rate. The non-green rates are higher at 3.95% so it would be more expensive than all these options. Unless I miss something?