Buying a home in Scotland – the timeline
We guide you through the full process
Buying a home is notoriously stressful. However, knowing the rough outline of how the process works will make things that little easier. This guide walks you through all the steps to buying a home in Scotland, including typical timescales.
How long does it take to buy a home in Scotland?
Talking generally, buying a home in Scotland can take anywhere between 12 weeks and eight months (roughly).
The process in Scotland is different from the rest of the UK, meaning it can work out quicker, though this isn't guaranteed.
Below we've got a timeline illustrating what the homebuying process typically involves. It's split into 10 stages, but bear in mind that timescales can vary significantly depending on the situations of the buyer and seller, and the rest of any 'chain' – plus conveyancing issues can cause delays.
STAGE 1: Work out how much you can borrow
STAGE 2: Appoint a conveyancer
STAGE 3: Find your dream home
STAGE 4: Making an offer
STAGE 5: Sort out your mortgage
STAGE 6: Swapping missives
STAGE 7: Arrange a property survey
STAGE 8: Sort buildings insurance
STAGE 9: Prepare for completion and move in
STAGE 10: The final steps
The Scotland buying a home timeline
STAGE 1: Work out how much you can borrow
(Timescale – up to a week)
You don't want to fall in love with a property only to realise you can't afford it. Which is why it's important to work out whether you:
Have the upfront funds you'll need, and
Can borrow the additional cash you'll need via a mortgage
Check out our How much can I borrow? guide to get a rough idea of whether you've got the upfront funds. Then read our Boost your mortgage chances guide to improve your chances of getting a mortgage.
At this point it's worthwhile chatting to a mortgage broker. They can:
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Tell you how much you might be able to borrow.
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Find a mortgage lender more likely to accept you.
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Advise if you have a bad credit report.
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Apply for the mortgage on your behalf.
Find out how to find a top broker in our Cheap mortgage finding guide.
An agreement in principle (AIP) is a mini-application where the lender checks your information and credit file, and determines how much it may be willing to lend to you. It can make you more appealing to sellers by demonstrating that you're serious about buying and are able to do so.
It's important to note that an AIP is NOT a binding offer and the lender can change its mind. For example:
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The lender might not approve of the property you want to buy.
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You could fail to provide required evidence, such as payslips or a P60.
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The lender may discover something you didn't.
An AIP is also sometimes called a 'decision in principle' or a 'mortgage in principle', so watch out for these terms too.
Top tip: Speak with a mortgage broker
Top tip: Get an 'agreement in principle'
STAGE 2: Appoint a conveyancer
(Timescale – up to a couple of weeks)
When buying a property in Scotland, you'll need a legal professional to submit a formal offer, in writing, on your behalf. Therefore it's best to have either a conveyancing solicitor or licensed conveyancer lined up and ready to act before you start viewing properties.
Conveyancers also complete the legal process that transfers a property from one person to another. This includes all the legal paperwork, Land Registry and council searches, drafting the contract and handling the exchange of cash.
This all comes at a price, from anywhere up to about £1,500. In some cases it can cost more, for example if it's a complex property purchase or you want a 'premium' service.
Once you've found your conveyancer, you can get the ball rolling with the rest of the process – home-hunting and getting a mortgage offer in place.
Firstly, you'll need to choose a conveyancer who works with your mortgage lender, if you're borrowing from one. Conveyancers will be able to tell you which lenders they work alongside.
Secondly, ideally you want to appoint a conveyancer who:
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Has good reviews
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Has lots of experience
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Is a good communicator
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Is reliable
Here are some tips on how to find a top conveyancer:
DO get maximum quotes. Answer a few questions at Reallymoving.com to get a handful of quotes from firms in your area. The Law Society's Find a Solicitor tool also has a section on conveyancing. Plus, ask friends and family for recommendations | DON'T automatically use the estate agent's recommended firm. Using an estate agent's preferred conveyancer can work out but it comes with risks. It's probably a commission-based recommendation, but speak to it and use its price as a benchmark. |
DO check for hidden extras. Does the full cost breakdown include bank transfer fees, stamp duty forms, searches and so on? Check this for a more precise picture of the total cost. | DON'T assume they need to be nearby. Consider someone from further afield. Don't assume they need to be close to you – Glasgow or Edinburgh will do. |
DO ask whether they'll chuck in a will for free. A top tip from MSE Forumite money_maker: "Get your will done with your conveyancer at the same time, as some will do it for free since they are already being paid." For more options, see Cheap & free wills. | DON'T go for the rock-bottom price if you're in a rush. The cheapest companies are often slower (as they work in bulk). If time's of the essence, look elsewhere. |
DO check they are regulated by a professional body. Solicitors are regulated by the Law Society and conveyancers the Council for Licensed Conveyancers. Regulated firms must have a clear complaints procedure. | DON'T automatically use the solicitor that did your divorce. Choose a firm that has experience and specialism in conveyancing in particular (it's a complex area of law). |
DO ask if they've a holiday booked. If a conveyancer will be island-hopping in Thailand on your preferred completion date, you should probably look elsewhere. | DON'T be shy. Make sure you fully grasp what is and isn't included in your conveyancer's services, so ask any questions you may have. |
Conveyancing costs for buying a home in Scotland typically range from £600 to £1,500. Factors that can affect the overall cost include:
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Level of complexity. Complex purchases can result in higher conveyancing fees.
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Property price. The higher a property's price, the higher a conveyancer's fee can be.
In addition to the conveyancer's base fee, you'll almost always pay other fees too, such as for 'disbursements'. These are charges the conveyancer pays on your behalf, such as for land registration, drainage searches, and more.
How do I find a good conveyancer or solicitor?
What is the typical cost of a conveyancer in Scotland?
Keep in touch with your conveyancer. It's not unusual for there to be delays in the conveyancing process, whether this is down to the other party, the size of your chain, or even your own conveyancer.
If the process is slow and you think your conveyancer could be working quicker, remember that you're paying them – if they're not meeting your expectations, try contacting a senior partner.
STAGE 3: Find your dream home
(Timescale – two weeks up to several months)
Now it's finally time to start home hunting, though do note this stage can vary wildly in length...
Check out our 23 property search tips guide to help you find 'the one'. We cover the best property-finding sites, apps to monitor listings, why you should chat with your local estate agent, whether house auctions are worth it and much more.
Check the seller's 'Home Report'
A seller must have a Home Report before the property can be advertised for sale. It contains:
A single survey
An energy report
A property questionnaire (which has been completed by the seller)
You'll probably need to ask the estate agent to email you this. If they can't provide it, ask the seller directly, or their conveyancer. Also, check how old the report is – while they can't be more than 12 weeks old when a property is first put on the market, they don't actually have an 'expiry date'. So if the property's been on sale for a long time, things could have changed.
Selling a home at the same time? Prioritise getting an offer on this BEFORE you start viewing properties...
If you're not a first-time buyer or a cash buyer, you'll probably need to have had an offer accepted on your current property before sellers will take you seriously. Most sellers are unlikely to accept offers from you if your own property sale isn't already underway, as it means you're not ready to move forward with the process.
Read our How to sell your property guide for full help.
Any home for sale in Scotland must come with a Home Report. It tells you everything you need to know about a property, so read it carefully.
As above, Home Reports are split into three parts:
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Single survey and valuation. Compiled by a qualified surveyor, this details the condition of the property, how accessible it is and whether it needs repairs, and includes a valuation of what the property is worth.
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Energy report. This will include an Energy Performance Certificate.
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Property questionnaire. Specifies the likes of the property's Council Tax band, any previous issues that have affected the property (such as asbestos), alterations or extensions made in the past, or any restrictions in place – for example, you might not be able to build over the driveway to allow access to the drains.
There are some scenarios where a Home Report may not be necessary or where a seller can refuse to provide it to you. For more details, see MyGov.Scot.
Why is a Home Report important?
STAGE 4: Making an offer
(Timescale – one day to two weeks)
In Scotland, properties are typically sold through a 'blind bidding' system, in which sellers ask for offers over or around a minimum price. This can speed up the bidding stage, as it forces buyers to put forward their best offer quickly, reducing the possibility of bidding wars.
You, and anybody else interested in the property, will need to submit your offers by a certain date (known as a 'closing date'), though as it's a blind bid, none of you will know what the other has put forward, which can make it hard to know how much to offer. The seller will then choose which offer they prefer.
That said, some sellers still ask for a fixed price, which can make it easier for buyers. If there's a fixed price, it might just be a matter of who offers the asking price first, rather than a blind-bidding situation.
Let's look at the three ways properties are advertised in Scotland:
'Offers over' (o/o). For example, 'o/o £250,000'. The seller is expecting to exceed this figure. You can still bid lower, but the seller is looking for at least £250,000. This is by far the most common form of advertisement.
'Offers in the region of' (OIRO). For example, 'OIRO £350,000'. The seller is hoping for around that figure and expects to achieve and maybe exceed it. But if there isn't a lot of interest, they're probably not ruling out taking a lower amount.
'Fixed price'. For example, a fixed price of £400,000. This is the figure the seller will sell at. You can still offer less, and the estate agent has to present this offer to the seller, but it's less likely to be accepted. Don't be put off though, especially if the property has been on the market for a while. The seller may go for it or come back with a revised figure.
Consider the type of offer you want to make
You can discuss figures with the estate agent, but note that your offer must be submitted by your conveyancer (not you), which'll be done in writing.
Feel free to ask the estate agent to find out the bidding situation, such as how many potential bidders there are. While the seller will be presented with all bids at the same time, they won't necessarily choose based on just the price. Other factors may put you in a stronger position, such as if you can move in quicker or aren't having to wait for a sale to go through.
There are two types of offers and you'll need to choose which to submit: an unconditional or conditional offer.
Unconditional offer. If your offer simply states the price you're willing to pay, this is an unconditional offer. If the seller accepts it, you'll have quickly reached a point where you're contractually bound to buy.
If you wanted to make an unconditional offer to boost your chances of acceptance, you would need to rely on the survey in the Home Report, or you may want to pay for a new survey before doing so. The latter option does involve forking out on a house that you haven't yet had an offer accepted on, however.
Conditional offer. An offer that comes with conditions attached. Here, the deal isn't binding until those conditions have been agreed to, met and confirmed, so this won't be as attractive to the seller as an unconditional offer. The most common condition is 'subject to survey'. Other examples of a conditional offer are 'subject to a satisfactory mortgage offer' or 'subject to the seller leaving the white goods and curtains' (more on these below).
It's important that you set out what you want in the offer if it's a dealbreaker. Otherwise, if it's not in the offer, you can't assume that the seller will stick to it.
This is a bit of a chicken and egg scenario. You can't apply for a mortgage until your offer has been accepted (you can get an agreement in principle in place beforehand though), and if someone else puts in an unconditional offer, you might not land the home.
But this isn't as bad as not putting it in as a condition, becoming contractually bound, and then NOT being able to get the mortgage and getting sued by the seller.
Discuss this with your conveyancer. A good one should warn you not to become contractually bound to purchase until they've seen your mortgage offer papers.
If it's not stated in the sales particulars and not in your offer, don't assume these items will be there when you move in. There have been occasions where sellers have taken everything with them when they leave, down to light bulbs and the fire grate.
'Subject to a satisfactory mortgage offer'
'Subject to seller leaving the white goods and curtains'
Mini-celebration time!
In Scotland, both parties commit to the sale earlier in the process than buyers and sellers in the rest of the UK. As a result, gazumping – where somebody else offers more money than you later on and your seller backs out of the deal – is generally seen as unacceptable. Plus, there are financial penalties for doing so. However, it isn't illegal, so do bear in mind it's not totally inconceivable that you get gazumped.
And know that despite having had an offer accepted, there's still a lot to do, so don't get carried away yet.
STAGE 5: Sort out your mortgage
(Timescale – two to eight weeks)
As an agreement in principle is usually only valid for 30 or 90 days (depending on the lender), it may have now expired. But if you got accepted before, you'll likely be accepted again – and especially so if you followed the steps in our Boost your mortgage chances guide.
Bear in mind that the range of mortgage products available can change daily, so you shouldn't automatically go back to the first lender. It's definitely worth a quick check of the market again to see whether you can find a better deal. For example, a 5% deal instead of 4% on a £150,000 repayment mortgage over 25 years could cost you £26,000 more.
Here are some of our other tips when searching for a mortgage:
Don't just go direct to your existing bank. Out of all the lenders on the market, how likely is it that your current bank will have the best deal for you? With a good credit score, you'll be appealing as a borrower to a number of different lenders, so don't restrict yourself.
Check our Cheap mortgage finding guide for our top tips, or head to our Mortgage Best Buys tool to scour the market for current deals. It's one of the biggest financial decisions of your life, so get it right.
Get a mortgage illustration. Make sure you get a personalised mortgage illustration. It'll detail all the key features of the mortgage (you'll need the illustration later). Scan it, keep it and file it.
Once you've found the mortgage you want, it's time to apply. You'll need a range of documents to do so, including proof of your income and outgoings (such as your most recent P60 and bank statements), and proof of identity and address.
It can take anywhere from a couple of weeks to well over a month to get a mortgage offer – so be prepared to be patient. It's also advisable to move on to the next steps in this guide while you wait for your mortgage offer to come through.
The lender will need to make sure it's happy to...
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Lend to you. It'll check the information you've given is accurate by requesting evidence such as payslips.
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Lend on the property you want to buy. The property is the lender's security for the loan. If you default on your mortgage payments, the provider can repossess your home and sell it to recoup the money lost, so the lender will need to know the property is fit for this purpose. It's for this reason that an independent valuer assesses the property and reports back to the lender.
Confusingly, what you offer/pay for the property isn't necessarily the 'value'. Your mortgage deal's loan-to-value ratio will be evaluated on the official valuation, and not on what you're offering.
Each lender has different rules on the type of property it's willing to lend on – mainly related to the lender's confidence in being able to resell it.
There are many reasons a lender might be unwilling to lend on a property – for example, it may be wary of properties above commercial premises, high rises, or homes made of unusual materials. Plus, lenders are particularly cautious when it comes to certain types of cladding.
The lender will try to find out about any potential issues by asking you in its application form, so it can tell whether the property's a no-go before wasting a valuer's time. If you believe there's something odd about the property, make sure you point it out at the application stage.
You can't do a full application (or get a formal mortgage offer) without already having had an offer accepted on a property.
What will a lender consider when deciding whether to lend to me?
Why might the lender not lend on my property?
STAGE 6: Swapping 'missives'
(Timescale – up to a few weeks)
This is an important stage of the homebuying process, where you and the seller negotiate any conditions of the sale/purchase before you become contractually bound.
Known as swapping 'missives', this involves your conveyancers writing back and forth to negotiate on your respective conditions. These letters/emails are called the 'missives'. Once these conditions are agreed, your conveyancer will keep in touch to check the conditions are on track to be met.
Eventually a 'concluding missive' will be written (more on this later). This will become a binding contract between you and the seller.
You now have a formal offer that states the provider will lend you the money to buy that property. Get the bubbly on ice and then carefully check the mortgage offer is accurate. To do so:
Find your mortgage illustration. Check the new mortgage illustration and the offer document your lender has sent against the illustration you safely stashed away. If there are any discrepancies, contact your broker (or lender if you went direct) and question them.
The mortgage offer must be accurate. Double-check it's all correct, particularly your personal information and the figures. If not, let your broker or conveyancer know so they can get it sorted ASAP.
A significant error could result in the lender credit-checking you again or you ending up borrowing too little and facing a shortfall come purchase time. Even something like a misspelt name could cause delays, expense, or – in the worst-case scenario – the mortgage offer being withdrawn.
Check the mortgage conditions. The mortgage offer will outline what conditions need to be met before the lender will send you the cash. It's your conveyancer's job to check that you've done so.
STAGE 7: Arrange a property survey
(Timescale – two to four weeks)
While you do get to see a Home Report when looking at a property to buy, you may still want to arrange for another separate survey to be done.
This would be an additional cost so you'd have to weigh up how important this is to you. However, there are reasons why you may want or need to have one done – for example, it could be that an issue such as damp was identified in the original Home Report survey, or asbestos was found, and you want to follow up with a separate survey and/or a specific one looking at a particular issue. Also, developers don't need to provide a Home Report on new-build properties, so you may want to have your own survey done here (see snagging survey below).
Choosing which type of property survey is best
There are three main types of property survey. These vary in scope and cost, depending on your property's size, location and value (typically the bigger and more valuable your property, the more it'll cost for a survey).
These are:
A full structural survey (the most comprehensive)
A homebuyer's report (mid level)
A snagging report (for new-build homes)
For more info on these, see the table in our Buying a home timeline: England, Wales and Northern Ireland guide.
STAGE 8: Sort buildings insurance
(Timescale – up to a week)
"But I don't even own it yet!" you cry.
While you might not own the property yet, once you've reached the next milestone (concluding missives), you're legally bound to purchase it, so it's better to be safe than sorry.
Check your mortgage valuation report for the rebuild value the surveyor estimated. It might not correspond with the purchase price, but you only need enough cover to rebuild it if something was to happen. Check out our Buildings insurance guide for more info on what it is and how to get the best cover.
Once all the conditions of the offer have been met, you (or your conveyancer on your behalf) will sign a document to confirm you have 'concluded missives'.
You'll then confirm the 'date of entry', when the seller will be paid and you'll get the keys.
At that point, you can celebrate!
You and the seller are now legally bound to complete the sale and purchase of the property (even if it burns down tomorrow – hence the need for having buildings cover before you even own the place).
STAGE 9: Prepare for completion and move in
(Timescale – up to two weeks)
There are a few things you need to do before you can 'complete', which is when you get the keys and become the legal owner of your new home. These include:
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Get a completion statement from your conveyancer. Your conveyancer will give you a completion statement outlining the money you still need to pay to complete the purchase, including any outstanding deposit, Land and Buildings Transaction Tax, and conveyancing fees. You'll typically need to pay all of this on or before your completion date. For a full overview, read our Buying fees guide.
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Send your deposit to your conveyancer. About 10 days before your date of entry (completion), your conveyancer will ask you to transfer your deposit to their account so it's cleared. They will want evidence of where the funds have come from to comply with money laundering laws. Before doing this, it's a good idea to transfer your deposit money into one bank account (or two if you've more than an £85,000 deposit, so it's all protected under the UK savings safety scheme).
Most banks don't typically let you move more than £25,000 out of an account each day (some have higher limits), so if you want to transfer a larger amount, contact your bank and arrange a Chaps payment to your conveyancer. A Chaps payment (it stands for Clearing House Automated Payment System) is usually made the same day and will come with fees ranging between £20 and £35, so take this into account.
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Your conveyancer will do some final searches. Before completion, your conveyancer has to check that the seller still owns the property and that you've not been made bankrupt since the lender issued your mortgage offer.
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Your conveyancer draws the funds and pays for the property. Your conveyancer will ask for the mortgage money from your lender. It's at this stage that you (well, your conveyancer) actually receive the mortgage money you've agreed to borrow. This will then be sent to the seller's conveyancer. Your conveyancer will receive their title deeds and proof that the seller's mortgage has been cleared (in other words: their bank no longer has a claim on the property).
It's now your date of entry, and the keys are finally yours. Congratulations!
However, you now have the joy of moving, which many people consider to be one of the most stressful parts. Luckily, our moving home checklist can help you get through the process as smoothly as possible.
STAGE 10: The final steps
(Timescale – up to four weeks)
There remain a few loose ends to tie up before the homebuying process is completely finished. These include:
Pay your Land and Buildings Transaction Tax
You'll have 30 days from the date of entry for your conveyancer to send Revenue Scotland your Land and Buildings Transaction Tax return, to pay this, the Scottish equivalent of Stamp Duty. However, most conveyancers will ask for the money on or before your date of entry. You can work out how much Land and Buildings Transaction Tax you'll need to pay in our Stamp Duty guide.
Your conveyancer will register ownership with Registers of Scotland
Registers of Scotland keeps details of who owns properties in Scotland, and charges a fee when ownership's changed. You'll need to pay your conveyancer around £300 to £900 to do this, with the exact cost dependent on the price you pay for the property (the fee is higher the more expensive the property).
Get the title deeds – and that's it...!
Your conveyancer will get the new title deeds from Registers of Scotland and send them to your mortgage lender (or you if you are mortgage-free).
Congratulations – it's all over! You're in your new home (yay), and can start paying off your mortgage (boo)!
Now you know how to buy a house in Scotland, why not check out our other helpful guides and tools?
First-time buyers' guide. Free PDF to get you on that first rung.
Remortgage guide. Free PDF which has loads of remortgaging tips.
Cheap mortgage finding. How to find the top deal for you.
Mortgage Best Buys. Check this powerful best-buy mortgage table.
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