Estate Agency: The True Costs of Selling Your Home in Scotland
Selling your home can feel like a fresh start, but it’s important to understand the costs involved so there are no surprises along the way. From preparing your property for sale to moving day, here’s a complete breakdown of what to expect when selling your home in Scotland.
- Home Report Costs
In Scotland, you must provide a Home Report before listing your property. This includes:
- A Single Survey (property condition and valuation).
- An Energy Performance Certificate (EPC).
- A Property Questionnaire completed by the seller.
Expect to pay £400–£950 + VAT, depending on your property size and type. This is an upfront cost, so it’s worth budgeting for early.
- Legal (Conveyancing) Fees
A solicitor will handle the legal aspects of your sale, such as preparing the contract (Missives) and transferring the property title.
Typical cost: £750–£1,500 + VAT. You might also face disbursement fees for searches or additional paperwork.
- Removal Costs
Don’t forget the costs of actually moving out!
- Local moves: £300–£800.
- Long-distance moves: £1,000+ for larger properties.
- Add £200–£500 if you want professional packing services.
- Need storage? Add £50–£200/month depending on the volume of items.
- Land and Buildings Transaction Tax (LBTT)
Although LBTT is paid by the buyer, it can affect the offers you receive. For instance:
- A buyer purchasing a £200,000 property pays £1,100 in LBTT.
- On a £300,000 property, LBTT rises to £4,600.
Buyers will factor this into their budgets, so be mindful of pricing your property competitively.
- Offers Over Home Report Value
In Scotland, buyers often offer above the Home Report Value, particularly in competitive markets. However:
- Buyers must cover the amount above the Home Report value out of pocket, as lenders typically won’t include this in a mortgage.
- If your property is valued at £250,000 and a buyer offers £270,000, they’ll need to provide an additional £20,000 in cash.
This could limit the number of buyers able to make higher offers, so it’s essential to price strategically.
Key Takeaways
| Expense | Approximate Cost |
| Home Report – | £400–£950 + VAT |
| Conveyancing – | £750–£1,500 + VAT |
| Removal Services – | £300–£1,000+ |
| Additional Costs – | Depends on circumstances |
By planning ahead and understanding these costs, you’ll be well-prepared for a smooth selling process. Need advice tailored to your situation? Get in touch – we’d love to help!
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