Selling in Scotland
The Scottish selling process, answered properly
Scotland does not sell property the way England does. Home Reports, offers over, notes of interest, closing dates and missives all behave differently, and most national advice gets them wrong.
What is a Home Report and do I need one?
In Scotland, almost every home put on the open market needs a Home Report before it can be advertised. The seller arranges and pays for it. It contains three parts: a single survey with a valuation, an energy report, and a property questionnaire you complete yourself.
What does offers over mean in Scotland?
Offers over sets a minimum figure and invites buyers to bid above it. It is used to generate competition, and it works best when the figure sits at or near the Home Report valuation so the property attracts a wide pool of buyers rather than filtering them out.
How does a closing date work in Scotland?
A closing date is a deadline by which all interested buyers must submit their best formal offer through a solicitor. The seller then considers them together and can accept one, reject them all, or negotiate. It is the standard way competing interest is resolved in Scotland.
What is a note of interest?
A note of interest is a formal message from a buyer's solicitor saying they may wish to offer. It commits neither side, but it entitles that buyer to be told if a closing date is set, and it is the clearest early signal of real demand a seller gets.
What are missives and when is a sale binding?
Missives are the series of formal letters between the buyer's and seller's solicitors that form the contract. The sale becomes legally binding when missives are concluded — not when an offer is accepted, and not when a closing date is won.
What do estate agents charge in Scotland?
Fees in Scotland are typically a percentage of the sale price, a fixed fee, or a solicitor-estate agent package that combines marketing with the conveyancing. Rates are not standardised and vary by firm and area, so the only reliable answer comes from written quotes for your own property.
What does it cost to sell a house in Scotland?
A Scottish seller normally pays for the Home Report, the marketing and agency service, the conveyancing, and any early-repayment charge on their mortgage. LBTT is paid by the buyer, not the seller.
How long does it take to sell a house in Scotland?
There is no standard timescale. In practice a sale runs in three stages: preparation and Home Report before marketing, the marketing period until an offer is accepted, and the period from acceptance to date of entry once missives conclude. Each stage can be short or long depending on the property and the market.
Should I sell before I buy in Scotland?
In Scotland, offers subject to the sale of another property are much weaker than offers from a buyer who can commit. That is why many sellers market first and buy once their own sale is agreed, accepting a longer date of entry or a short-term let if necessary.
What are my options for selling in Scotland?
Scottish sellers can use a traditional estate agency, a solicitor estate agent that also handles the conveyancing, an online-only service, or sell privately. All routes still require a Home Report and a Scottish solicitor to handle missives and settlement.
Selling costs
Work out what selling will cost you
A seller-controlled estimator covering the Home Report, conveyancing, agency or listing fees, mortgage discharge and pre-sale repairs.
Timing
Plan how long your sale will take
Set the length of each stage — preparation, Home Report, listing, viewings, closing date, missives — and see when you would be on the market and when you would hand over the keys.
Prefer it in order?
The Seller Academy takes you through the whole process, step by step
Six free modules covering preparation, the Home Report, pricing, viewings, missives and choosing professionals.
About Lothian Property
An independent starting point, not an estate agency
Lothian Property is an independent property information and introduction service. We are not an estate agency. We help homeowners understand their property, their options and their local market, and — where appropriate and only with your permission — introduce them to independent estate agents and other property professionals who can assist.
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Start my property reviewCommon questions
- What is the correct order of steps when selling a home in Scotland?
- Instruct a solicitor, obtain a Home Report, agree marketing, receive notes of interest, set a closing date if demand supports it, conclude missives, then settle on the agreed date when keys and funds change hands.
- Can I market a Scottish property before the Home Report is ready?
- No. With limited exemptions, a residential property cannot be put on the market in Scotland until the Home Report is available to give to prospective buyers on request.
- When am I legally committed to a sale in Scotland?
- At conclusion of missives, not at acceptance of an offer in principle. Until missives conclude either side can walk away; afterwards, withdrawing carries a financial liability.