How buying in Scotland is different
Scotland has its own distinct property law and purchasing process. If you have read general UK house-buying guides, much of what they describe does not apply in Scotland. The key differences are:
| Feature | Scotland | England/Wales |
|---|---|---|
| Property tax | LBTT (Land and Buildings Transaction Tax) | SDLT (Stamp Duty Land Tax) |
| Survey | Home Report — provided by seller before listing | Buyer commissions survey after offer accepted |
| Offers | Submitted by solicitor in writing; verbal offers not binding | Typically made directly; verbal offers common |
| Multiple buyers | Sealed bid (closing date) — simultaneous blind bids | Open bidding; gazumping common |
| Legal contract | Missives (letters between solicitors) | Exchange of contracts |
| Deposit at contract stage | Usually none until settlement; full price on date of entry | 10% deposit at exchange of contracts |
| Gazumping | Rare; Law Society of Scotland rules provide strong protection | Legally permissible until exchange |
Step-by-step: buying your first home in Scotland
Sort your mortgage first
Get a mortgage agreement in principle before you start seriously viewing. Without it, your offer may not be taken seriously. A mortgage broker can search the whole market for you. Know your maximum borrowing and your deposit — remembering that in Scotland, any premium bid above Home Report value must also come from cash, not your mortgage.
Instruct a solicitor early
In Scotland, you need a solicitor to submit any offer. Instruct them before you start viewing. Many Scottish solicitors also act as estate agents — Solicitors' Property Centres (ESPC, GSPC, ASPC) list a large proportion of Scottish properties. Your solicitor will register anti-money laundering checks early, which speeds things up when you are ready to bid.
Find a property and request the Home Report
When you find a property you are interested in, request the Home Report from the seller's agent. You will receive it within nine days. Read all three sections: the survey (condition and valuation), the energy report, and the property questionnaire. The Home Report valuation is the figure your mortgage lender will lend against.
Note interest (usually)
Your solicitor submits a note of interest to the selling agent. This does not commit you to anything — it simply ensures you are notified of any closing date. You can note interest on multiple properties simultaneously.
Decide your bid and submit at closing date
If the property goes to a closing date, you decide your bid with your solicitor's advice. Bid what the property is worth to you — not what you think others will bid. You only get one chance. Your solicitor submits the formal offer by the deadline (typically noon on closing date day).
Offer accepted: missives begin
If your offer is accepted, your solicitor and the seller's solicitor exchange letters (missives) to agree the terms of the sale. Once missives are concluded, you are in a legally binding contract. Your solicitor cannot conclude missives until your mortgage offer is confirmed.
Settlement (date of entry)
On the agreed date of entry, your solicitor transfers the full purchase price to the seller's solicitor. The title deeds are transferred into your name and registered with the Keeper of the Registers of Scotland. Keys are released and you collect them — often from the estate agent.
First-time buyer costs in Scotland
| Cost | Typical amount | Notes |
|---|---|---|
| LBTT (standard buyer) | £0–£13,350+ | On purchases above £145,000; 0% up to £145k |
| LBTT (first-time buyer) | £0–£13,350+ | Nil-rate threshold raised to £175,000; saving up to £600 |
| Solicitor fees | £900–£1,500 + VAT | Fixed fee; most quote all-in including disbursements |
| Property searches | £250–£300 | Often included in solicitor quote |
| Land Register registration | From £60 | Scale fee based on purchase price |
| Mortgage product fee | £0–£1,500 | Varies by mortgage product; sometimes added to mortgage |
| Independent survey | £300–£1,000 | Optional for FTBs; may be required by lender for older properties |
| Cash premium above HR value | Varies | Must come from savings, not mortgage; can be £0 to £30,000+ in competitive markets |
LBTT first-time buyer relief
First-time buyers in Scotland benefit from an increased LBTT nil-rate threshold of £175,000 (compared to £145,000 for other buyers). This means no LBTT is due on the first £175,000 of the purchase price, saving up to £600 compared to standard rates.
To qualify, Revenue Scotland requires that you have never previously owned a dwelling — in Scotland, the rest of the UK, or anywhere in the world. This includes inherited or gifted properties. If you are buying jointly, all buyers must qualify as first-time buyers.
Buying a £220,000 property as a first-time buyer: £0 LBTT on first £175,000 + 2% on £45,000 = £900. As a standard buyer, you would pay 2% on £75,000 (£145k–£220k) = £1,500. The saving is £600 — the maximum FTB relief amount.