Conveyancing costs in Scotland explained

Costs explained

What should a Scottish conveyancing quote include?

Professional legal fee

This is the firm's charge for the agreed legal work. It may be fixed for a standard transaction or based on the value and complexity of the property. Check whether the fee covers mortgage work, submitting a tax return, dealing with a factor and reporting after registration.

VAT

VAT is generally added to the solicitor's fee and to some other chargeable services. A quote should make clear which figures include VAT and which do not.

Outlays and third-party charges

Outlays are amounts the solicitor pays to another organisation on your behalf. Depending on the transaction, these can include searches, registration dues, advance notices, bank transfer charges or the cost of obtaining documents. Ask whether each outlay is an estimate or a fixed current charge.

LBTT and Additional Dwelling Supplement

A buyer may need to pay Land and Buildings Transaction Tax. Additional Dwelling Supplement can also apply in some circumstances, including certain purchases where another dwelling is owned. Eligibility, reliefs and rates depend on the facts and can change. Use the official Revenue Scotland calculator and take advice from your solicitor.

Work that may change the price

A quote based on a straightforward transaction may change if additional work becomes necessary. Examples include a defective or unregistered title, missing alteration consent, gifted or overseas funds, a Help to Buy or shared-equity arrangement, a complex Standard Security, a new-build deadline or an unusually urgent settlement.

Questions to ask when comparing quotes

• What professional work is included in the quoted fee?
• Are VAT and every expected outlay shown separately?
• Does the quote include acting for my mortgage lender?
• Which known circumstances would create an additional fee?
• Who will handle the work and how will updates be provided?
• When will funds be required and how can they be paid safely?

For current registration information, visit the Registers of Scotland fees page. You can also compare Scottish conveyancing quotes through our service.

Information reviewed against official sources: October 2026