Buying and selling property in Scotland vs. England
![Buying and selling property in Scotland vs. England](https://d1ssu070pg2v9i.cloudfront.net/tspc/2024/05/23185124/map-of-uk.jpg)
If you live in England but are considering moving to Scotland, it’s important to know the major differences in buying and selling property in Scotland vs. England.
Selling a property
In Scotland:
- The seller engages a solicitor estate agent to handle both marketing and conveyancing.
- A Home Report is required, including a property survey, energy efficiency certificate, and homeowner’s questionnaire, so buyers can find out lots of information about a property before they commit to it.
- Properties are listed with either a fixed price or ‘offers over’ price, often selling for more than the listed amount.
In England:
- Sellers engage an estate agent for marketing and a solicitor for conveyancing after accepting an offer.
- Only an EPC certificate is required.
- Properties are listed with a negotiable asking price, often leading to offers below the listed amount.
- If a buyer wants to know more in-depth information about the condition of a property, they can generally order a survey after their offer has been accepted.
Making an offer on a property
In Scotland:
- Buyers must appoint a Scottish solicitor to make an offer.
- Offers are made via a formal written process, sometimes leading to a closing date where all offers are considered simultaneously.
- ‘Gazumping’, a familiar threat to those buying a home in England (when a person offers more money than the accepted bid, sometimes throwing the agreed sale into jeopardy) is less common when buying a home in Scotland, as when an offer is formally accepted on a property, it is taken off the market.
In England:
- Buyers make offers directly to the estate agent or owner.
- Offers and terms are agreed upon upfront, often leading to negotiations.
The conveyancing process
In Scotland:
- The sale becomes legally binding after the exchange of missives (formal letters).
- This generally happens sooner in the process, reducing the risk of the sale falling through.
In England:
- The sale becomes legally binding only after the exchange of contracts, which happens close to the completion date.
- This can lead to a higher risk of the sale falling through.
LBTT vs. Stamp Duty
In Scotland:
- Land and Buildings Transaction Tax (LBTT) applies, with different bands and rates.
- First-time buyers are exempt up to £175,000.
- If you are buying a second home, an Additional Dwelling Supplement may apply on top of LBTT.
In England:
- Stamp Duty Land Tax (SDLT) applies to properties priced at £125,000 and above.
Selling in England and buying in Scotland (or vice versa)
- Selling in Scotland and buying in England is generally smoother due to the binding nature of missives in Scotland.
- Selling in England and buying in Scotland can be challenging due to the late exchange of contracts in England.
- Two solicitors are needed to handle transactions: one familiar with English law and one with Scottish law.
Find out more
If you’re interested in finding out more about buying or selling a property in Scotland, speak to a TSPC solicitor estate agent.