Buying in Scotland is genuinely different — here's how
Scotland · 5 min read · by Jordan ·
If you've bought in England and are buying in Scotland (or vice versa), forget most of what you know. These aren't two dialects of one process — they're different systems.
This is general guidance to help you know what's normal — it isn't legal or financial advice.
The seller surveys, not the buyer
In Scotland the seller must provide a Home Report before marketing — including a survey and valuation. Buyers in England commission their own survey after offer acceptance; buyers in Scotland read the Home Report before offering.
Your solicitor makes the offer
A Scottish offer is a formal legal document submitted by your solicitor, often against a closing date. That's why you appoint a solicitor before you offer, not after.
Missives, not exchange
After a qualified acceptance, the two solicitors negotiate the contract through formal letters called missives. When every point is agreed, missives are "concluded" — the binding moment, loosely equivalent to exchange. Completion is called settlement, on the "date of entry", and the tax is LBTT, not stamp duty.
Home Buying Steps gives Scottish buyers the Scottish journey — missives, conclusion, date of entry and LBTT — never a renamed English checklist.
FAQ
What is the Scottish equivalent of exchange of contracts? Conclusion of missives. Once missives conclude, both sides are legally committed — there is no simultaneous swap of contracts as in England.
Do I need my own survey in Scotland? Usually not. The seller's Home Report already contains a survey and valuation. You can commission your own additional survey for an older or unusual property.
What tax do I pay when buying a house in Scotland? Land and Buildings Transaction Tax (LBTT), plus the Additional Dwelling Supplement if it applies — not Stamp Duty Land Tax.
When do I get the keys in Scotland? On the agreed date of entry, when the transaction settles and funds are transferred.
Related guides
Home Buying Steps provides general guidance only, specific to the country you select — not legal, financial, mortgage or tax advice. Always consult your own solicitor or broker. Read the full disclaimer.