Buying a home in Scotland, step by step

Scottish buying guide

What happens when you buy a property in Scotland?

1. Prepare before making an offer

Choose a Scottish solicitor early, obtain a mortgage agreement in principle if you need one and review the seller's Home Report. The report usually contains a survey, energy report and property questionnaire. It is useful evidence, but your lender may still require its own valuation or an updated report.

Tell your solicitor where your deposit and purchase funds come from. Firms must complete identity, anti-money-laundering and source-of-funds checks. Gifted deposits, inherited funds, overseas money or a linked sale can require additional evidence.

2. Submit the offer and negotiate missives

Your solicitor will discuss the price, proposed date of entry, items included in the sale and any conditions before submitting a formal offer. Where several buyers are interested, the seller may set a closing date. The seller does not have to accept the highest offer.

An accepted offer is followed by letters between the solicitors. Together these letters form the missives. Conditions may cover finance, title, alterations, specialist reports or the sale of another property. The contract becomes binding when missives are concluded, not simply when an offer is verbally accepted.

3. Complete legal checks and arrange funds

Your solicitor examines the title, property searches, planning or building paperwork, shared access rights and any factors or common repairs. They also review your mortgage instructions and explain the Standard Security granted to your lender.

If Land and Buildings Transaction Tax is due, your solicitor normally prepares the return and arranges payment from the funds you provide. The buyer remains legally responsible for ensuring any required return and payment are accurate and on time. Check current rules and reliefs directly with Revenue Scotland.

4. Settlement, keys and registration

Before settlement, your solicitor requests the mortgage advance and any balance required from you. On the agreed date of entry, the purchase price is transferred in exchange for the signed disposition and other settlement documents. Keys are normally released after the seller's solicitor confirms receipt of funds.

After settlement, your solicitor submits the disposition and any Standard Security for registration with the Registers of Scotland. Registration records your ownership and the lender's security.

Buyer checklist

• Appoint a solicitor before you need to submit an offer.
• Read the Home Report and ask about anything unclear.
• Confirm your deposit, mortgage and funds above the valuation.
• Provide identification and source-of-funds evidence promptly.
• Ask your solicitor when buildings insurance should begin under the missives.
• Do not book removals on an assumption that missives are concluded.
• Compare the legal fee, VAT and outlays in each quote.

Information reviewed against official sources: October 2026