When buying or selling a property in Scotland, some aspects of the process differ from the rest of the UK. One of the key differences is conveyancing - the legal process of transferring ownership from one person to another.
Conveyancing is carried out by a solicitor or licensed conveyancer and covers everything from legal checks to registering ownership with the Registers of Scotland.
At Konnect You, we work with property and legal experts to provide up-to-date, reliable guidance on Scottish conveyancing. From Land and Buildings Transaction Tax to missives and Home Reports, this guide explains everything you need to know, including average solicitor fees for buying or selling a home in Scotland.
Conveyancing in Scotland has several unique features:
Solicitor estate agents: In many areas, solicitors also act as estate agents, managing both the legal and marketing aspects of a property sale.
Missives instead of contracts: Instead of a single contract exchange (as in England and Wales), Scotland uses a series of letters between solicitors, known as missives.
Note of Interest: Buyers formally register interest in a property through their solicitor.
LBTT replaces Stamp Duty: Scotland has its own property tax, Land and Buildings Transaction Tax (LBTT).
These differences mean the Scottish system often moves faster and reduces risks such as gazumping.
How Much Are Conveyancing Fees in Scotland?
In 2025, conveyancing fees in Scotland are broadly similar to the rest of the UK. On average:
Buying: £1,743
Selling: £814
These figures are based on the UK average property price of £292,000. The exact cost will depend on the value, size, and location of your property. This is why it is important to get conveyancing quotes from multiple conveyancers.
In addition to the solicitor’s legal fees, you’ll pay disbursements (third-party costs paid on your behalf). These may include:
The conveyancing process in Scotland typically takes 4–8 weeks, compared with 8–12 weeks in England, Wales, and Northern Ireland.
The timeline depends on the complexity of the transaction, but the process is generally considered quicker in Scotland.
The Stages of Conveyancing
1
Instruct a Conveyancer
Your conveyancer will advise you on making or accepting an offer.
2
Missives
Letters (known as “missives”) are exchanged between solicitors to determine the details of the contract. This includes price, date of entry, essential checks and any special conditions. The seller signs a disposition and the buyer signs a standard security.
3
Conclusion of Missives
Once the above has been agreed, missives are concluded.
4
Transferring Funds
Next, the funds will be transferred from the buyer to the seller. The buyer can then obtain the keys to the home.
5
Registration
Finally, the buyer’s solicitor will register the title with the Registers of Scotland. Any LBTT will be paid at this point.
Is a Solicitor Also an Estate Agent?
In Scotland, many solicitors also operate as estate agents. This means they:
Market your property
Negotiate with buyers
Handle the legal transfer of ownership
These companies are usually members of Solicitors and Property Centres and must follow the Law Society of Scotland’s guidelines, which help prevent gazumping.
If a seller wishes to accept a later offer after one has already been accepted, their solicitor must withdraw from acting for them, forcing the seller to find a new solicitor and delaying the sale.
What Is a Note of Interest?
A Note of Interest is submitted by your solicitor to the selling agent when you’re interested in a property.
It doesn’t commit you to buy, but it ensures you’re kept updated about:
The offer deadline (closing date)
Any developments affecting the sale
What Are Missives?
Missives are a series of letters exchanged between the buyer’s and seller’s solicitors that set out the agreed terms of the sale.
This is the Scottish equivalent of exchanging contracts in England and Wales. Once missives are concluded, the contract is binding and neither party can withdraw without legal and financial consequences.
Introduced in April 2015, Land and Buildings Transaction Tax (LBTT) replaced Stamp Duty in Scotland. It is administered by Revenue Scotland with support from the Registers of Scotland.
Your solicitor usually pays LBTT on your behalf at settlement.
The current rates and bands for residential LBTT are listed below:
Purchase Price
LBTT Rate
Up to £145,000
0%
£145,001 to £250,000
2%
£250,001 to £325,000
5%
£325,001 to £750,000
10%
Over £750,000
12%
First-Time Buyer Relief: There is no LBTT on properties under £175,000.
Additional Dwelling Supplement (ADS): If you’re buying an additional property (e.g., rental, second home, holiday let), you may also pay the ADS, an extra charge on top of LBTT.
What Is a Home Report?
A Home Report is a legally required document that sellers must provide to potential buyers in Scotland. Unlike in England and Wales, where buyers arrange their own surveys, the seller must arrange and pay for the Home Report.
It contains three parts:
Single Survey: A condition report carried out by a RICS surveyor.
Property Questionnaire: Completed by the seller, covering 16 categories such as utilities, alterations, and council tax band.
Energy Report: An Energy Performance Certificate (EPC).
The Home Report gives buyers a clear picture of the property before making an offer.
Finding a Conveyancer
Whether you are buying or selling a home in Scotland, you'll need to hire a Scottish conveyancer to handle the legal aspects of the transaction. They can guide you through the process and ensure the sale or purchase runs smoothly.
At Konnect You, we can match you with up to 5 conveyancers to save you both time and money on your conveyancing. Our conveyancers have passed a strict verification process and our dedicated onboarding team ensures all Scottish conveyancers joining us are regulated by the Law Society of Scotland.
Need a Surveyor?
If you are selling your home, you'll need to have a Home Report ready to give to prospective buyers. This must be completed by a RICS-registered surveyor. Simply fill in our integrated conveyancing and surveying form to get connected with both surveyors and solicitors today.
