How long does it take to buy a house in Scotland? From the moment you have an offer accepted, it can take as little as six to eight weeks to complete the transaction – sometimes, even faster than that.
Of course, you also need to factor in the time spent househunting and the various prep work required before you make your opening bid.
To help you get your timing right, we’ve broken down the entire homebuying process north of the border into ten simple steps. (Note: if you’re buying in England, Wales or Northern Ireland, the process looks a bit different.)
Time it takes: 5 minutes (from Habito)
Before you start searching for your new Scottish home, there are a couple of steps you should take. The first is to sort out a Mortgage in Principle (MIP).
An MIP is a handy certificate that shows what you can potentially afford to borrow from a mortgage lender.
While it’s not legally required to make an offer on a house in Scotland, if you don’t have a Mortgage in Principle in your back pocket, the seller may not take your bid seriously.
The good news is, you can get a Mortgage in Principle from Habito for free in as little as 5 minutes. No credit check required.
Time it takes: A few days to a few weeks
In other parts of the UK, you’ll typically appoint a conveyancing solicitor (a legal professional specialising in property) later on in the homebuying journey. But in Scotland, you’ll need one pretty early on.
This is because, in Scotland, solicitors are responsible for submitting the offer when you’ve found a property you’d like to buy. So, you’ll need to hire one before you start viewing properties.
They’ll be with you throughout the process, conducting property searches once you’ve had an offer accepted, and concluding the deal by exchanging contracts (more on this later).
Time it takes: Extremely variable
Now that you’ve sorted your MIP and conveyancing solicitor, it’s time to start hunting for your new property.
It can be tough to put a timeframe on the property search. It could take you a few days, or you could be at it for months on end. It’ll largely depend on the following:
Once you’ve found a property you like, it’s onto step 4.
Time it takes: A few hours to a few days
Another key difference in the Scottish homebuying journey, before a property can be advertised for sale, the seller must have a Home Report done. It should contain:
You’ll usually get the Home Report from the estate agent listing the property or the seller directly. But sellers can refuse to give you the Home Report if they don’t believe you’re a serious buyer (this is why an MIP helps!).
Note: Scottish new-builds don’t need a Home Report, but you should still receive an energy performance certificate as a prospective buyer.
Time it takes: A few hours to a few days
If you’re happy with your viewing(s) and the contents of the Home Report, the next step is to tell your solicitor, who’ll then formally “note” your interest in the property with the seller.
If you’re ready to push ahead, your solicitor will submit the offer in writing on your behalf. You may need to wait while the seller considers your offer, and there may be some back and forth until you both arrive at a figure you like.
If there's a lot of interest in the property, you may be asked to submit your written offer (via your solicitor) by a closing date, which means the best offer will win once that deadline has passed. Note: That doesn’t always mean the highest. For example, you could win with a lower offer if you’re able to move faster than the other bidders.
If the seller accepts your offer, their solicitor will send you something called a “qualified acceptance” letter. This means they’ll accept your offer once you’ve met certain conditions.
Your solicitor and the seller’s solicitor will then send each other letters (called “missives”) negotiating these conditions (for example, you may wish to include the seller’s white goods, fixtures and fittings in the offer).
Once you’ve reached an agreement and had your offer accepted, it’s time to move swiftly onto step 6.
Time it takes: 3 to 6 weeks+
Unless you’re buying in cash, you’ll need to apply for a mortgage to fund your purchase.
Here’s a quick breakdown of the mortgage application process:
The good news is, while you’re waiting to hear back about your mortgage application, you can crack on with the next couple of steps in the Scottish homebuying process.
Time it takes: 2 to 3 weeks
Yes, the Home Report does contain a property survey already, but this tends to be relatively basic. Often it’s a drive-by effort, where the surveyor eyeballs the property's condition without setting foot inside.
Given that buying a house is such a huge deal, you may want to consider arranging a more detailed property survey. This could save you from some unpleasant (and expensive) surprises further down the line – or give you leverage to renegotiate your offer with the seller.
You can read more about the different types of property surveys here, but the key ones are:
Time it takes: 8 weeks+
Conveyancing is the legal process of transferring a property to a new owner.
With your mortgage application in full swing, your solicitor will carry out what are known as property searches. This involves contacting different authorities for information about the property, the land it’s built on, and the local area. Essentially, they’re checking for anything that could affect its value.
The searches usually include:
You can read more about property searches here.
Time it takes: 2 to 4 weeks before completion
At this point, your solicitor will sign a document to state that the conditions of the offer have been met by both parties and that you’ve concluded missives. You’ll then confirm the date of entry, which is when you’ll pay the seller and get the keys to your new property.
Once the missives are accepted, you’re now legally bound to buy the property. If you back out after the conclusion of the missives, you may need to pay the seller a penalty.
Note: It’s a good idea to insure the property from the date the missives are concluded. After that date, the property is your responsibility, so you’ll want to be covered against any risks.
Time it takes: 2 weeks+
Into the home stretch!
Congratulations! You’ve just bought a house in Scotland.
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Ayesha Feisal is the latest artist to take part in our This Is Our Home project. We photographed Ayesha outside her childhood home in North London, alongside her piece ‘Mutable Space’.
Buying a house in Scotland is slightly different from buying in the rest of the UK. Here’s what you need to know before you start.
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