A Step-by-Step Guide to Buying a Home in Scotland

Buying a home in Scotland involves a distinct legal process. This guide walks you through each stage so you can navigate your purchase with clarity and confidence.

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1. Check Your Finances

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Before you start house-hunting:

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• Review your income, savings, and monthly outgoings.
• Budget for:
  
  • Deposit (usually at least 5–10%)
  • LBTT (Land and Buildings Transaction Tax – the Scottish version of Stamp Duty)
  • Solicitor and surveyor fees
  • Mortgage arrangement fees
  • Removal costs and insurance
• Speak to a mortgage adviser or broker to understand your borrowing capacity.
• Obtain a Mortgage Agreement in Principle (AIP).

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2. Define What You’re Looking For

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Be clear on your priorities:

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• Location (commute, schools, amenities, safety)
• Property type (tenement flat, detached house, bungalow, etc.)
• Features: garden, parking, number of bedrooms
• Future potential: renovation, extension, resale value

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3. Start Your Property Search

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Use the main platforms and local agents:

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• Online portals: ESPC, Rightmove, Zoopla, OnTheMarket
• Local estate agents: many in Scotland are solicitor-estate agents
• Arrange viewings and take notes/photos to compare later

4. Appoint a Scottish Solicitor

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You need a Scottish solicitor from the outset, not just when you’re ready to buy:

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• They handle both the legal side and submit formal offers on your behalf
• Choose one early so you’re ready to act quickly when you find the right home

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5. Request the Home Report

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In Scotland, sellers must provide a Home Report, which includes:

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• Single Survey – condition and value of the property
• Energy Report – efficiency and environmental impact
• Property Questionnaire – legal and practical info (council tax band, alterations, etc.)

Always read the Home Report carefully before making an offer.

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6. Noting Interest

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Once you're seriously considering a property:

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• Ask your solicitor to note interest with the seller’s agent
• This shows you’re interested and ensures you’ll be contacted if a closing date is set (a deadline for offers)

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7. Making an Offer

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When ready, your solicitor will:

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• Advise on a suitable offer amount based on recent sales and market conditions
• Submit the offer in writing to the seller’s solicitor

If a closing date has been set, all interested parties submit their best offers in sealed bids. The seller chooses their preferred offer.

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In Scotland, once an offer is accepted, it is not legally binding until missives are concluded – but it’s still a significant step.

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8. Concluding Missives

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This is the Scottish version of exchanging contracts:

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• Your solicitor and the seller’s solicitor exchange letters (missives)
• Once terms are agreed and missives are concluded, the deal becomes legally binding

There is no gazumping in Scotland after this point.

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9. Final Legal Work and Mortgage

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• Complete your formal mortgage application (if applicable)
• Your solicitor will carry out searches, confirm title deeds, and prepare documents
• Agree on a date of entry – when you pay and take possession

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10. Settlement and Moving In

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• On the date of entry, you pay the full purchase price and get the keys
• Your solicitor will register the title in your name with Registers of Scotland

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Congratulations – you now legally own your new home!

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After You Move In

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Don’t forget to:

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• Set up home insurance
• Register for council tax
• Update utility suppliers and your address details
• Consider a home maintenance plan for peace of mind

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Final Thoughts

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The Scottish buying process is often more straightforward and less stressful than in other parts of the UK, thanks to legal protections and clearer stages. Having a good solicitor is key to ensuring a smooth experience.