Documents you need when selling a home in Scotland

Selling a home in Scotland requires specific documentation to ensure a smooth and legally compliant transaction. We spoke with Barry Dewar, a Partner at one of our member firms, Connelly and Yeoman, to get an overview of the essential paperwork you’ll need.

1. Home Report and Energy Performance Certificate (EPC)

Before listing your property, you must obtain a Home Report, which provides potential buyers with key information about the condition and value of your home.

The Home Report consists of three key documents:

• Property Questionnaire – Completed by the seller, this provides details about the property, including council tax band, alterations, and any disputes.
• Single Survey – Conducted by a chartered surveyor, this assesses the home’s condition and market value.
• Energy Performance Certificate (EPC) – Also prepared by a surveyor, this rates the property’s energy efficiency.

Certain properties, such as new builds, uninhabitable homes, or those with demolition consent, may be exempt from requiring a Home Report. You can arrange this through an estate agent, solicitor, or directly with a surveyor.

2. Proof of identity and address

To comply with anti-money laundering regulations, you’ll need to provide proof of identity and address to estate agents, solicitors, and mortgage lenders. Acceptable documents include:

• Proof of identity: Passport or driving licence
• Proof of address: Recent utility bill or bank statement (dated within last 3 months)

3. Building warrants and planning permissions

If you’ve made structural changes to your property – such as extensions, loft conversions, or major renovations – you must provide the relevant planning permission, building warrant, completion certificate and any available plans stamped by the local authority, to confirm that the work complies with Scottish building regulations.

4. Title deeds

Title deeds prove your legal ownership of the property and outline any associated rights or restrictions. Your solicitor will require these when preparing the sale contract.

If you don’t have a copy of your title deeds, check with your mortgage provider or solicitor, as they may be holding them. Your solicitor may be able to obtain an electronic copy of your title sheet from Registers of Scotland if required.

5. Guarantees and warranties

Providing guarantees and warranties can reassure buyers and may be required for mortgage approval. These may include:

• New Build Warranty (e.g., NHBC Buildmark) – If your home is under 10 years old.
• Damp-proofing & timber treatment guarantees
• Replacement window/door guarantees
• Any available reports or warranty documentation for roof maintenance/repairs
• Boiler/heating warranty documentation

6. Additional documents for private drainage and water

If your property has private drainage, you’ll need a certificate from the Scottish Environment Protection Agency (SEPA) confirming consent.

By ensuring you have these documents ready, you can help streamline the selling process and avoid potential delays. If you’re unsure about any paperwork, consult your solicitor estate agent for guidance.

Barry’s top tip is “Aim for your Home Report to be as positive as possible. You will receive a draft to review and approve before it goes live. If the Home Report surveyor recommends a roof or timber/damp inspection, I suggest obtaining a report before marketing your property and making it available to interested parties. This can help reassure potential buyers and lead to a smoother negotiation.”