ESTATE AGENCY  

Looking to sell your property?

You should always look for an experienced agent with knowledge of your local area. Your agent should be able to provide you with an accurate valuation and provide you with a bespoke marketing strategy for your property.

Estate agency fees tend to be structured with a marketing fee at the outset to cover the cost of for photography, portal listing and for sale boards etc. Once the property is sold, most agents will charge a % based fee or a fixed fee depending on the sale price of the property. The estate agency fee is to cover the range services provided by the agent for example social media marketing, sale negotiating and sales advice.

The property value is determined by an independent Chartered Surveyor. The value is based on a number of factors including market conditions, location, property size, property condition, and recent sale prices in the local area.

Every property in Scotland (with the exception New Build properties) must have a home report prior to marketing, this is a legal requirement. Part of the Home Report is a mortgage valuation.

Renovations and upgrades will help increase the value of the property however it is always best to check with your estate agent if the cost of the upgrades will be covered. Sometimes the cost of renovating may not be worth the added value. It is always best to try an ensure the presentation of the property is as best as possible, this will always ensure the best price is achieved. Cost effective jobs which can make a big impact are things like fresh paint and a well-maintained garden.

It can be tough to estimate a return on investment and we would always recommend that you speak with an experienced estate agent to give you the best advice possible.

Viewings can be arranged in a couple of different ways. Sometimes the owner will show the property or it may be the agent. The best and quickest way to organise a viewing is to call / email the selling agent and ask to view the property as soon as possible. The agent will the  liaise and organise  time for you to view.

I would always ask if the owner would like you to take your shoes off at the door, it is only polite. I would also ask for permission if you would like to look inside cupboards or drawers etc. I would also ensure you don’t take up too much time for the owner and ask if they need to be anywhere else by a certain time. I would also never try to criticize the property in front of an owner as this could be quite disrespectful. The key is to view a property with the same levels of respect that you would expect for your own property.

The property transaction process in Scotland is regulated by a distinctive legal framework, differing from other parts of the UK. Key steps in both buying and selling a property include:

• Instructing a Solicitor: All property transactions must be handled by a solicitor. Whether you are buying or selling, engaging a solicitor is essential for the legal aspects of the process, including drafting and reviewing documents.
• Home Report (for sellers): Before putting a property on the market, sellers must provide a Home Report, which includes a Single Survey, an Energy Performance Certificate, and a Property Questionnaire. This report provides buyers with essential information about the property’s condition and value.
• Offers and Acceptance (for buyers): Once a buyer decides to purchase a property, they submit a formal written offer to the seller, often through their solicitor. This offer can be conditional (subject to obtaining financing or satisfactory survey results) or unconditional. The offer must be accepted for the sale to proceed, and any counteroffers or rejections may trigger further negotiations.
• Missives (for both parties): The legal contract in Scotland is formed through the exchange of “missives,” which are formal letters between the buyer’s and seller’s solicitors. Once the missives are concluded, the contract is legally binding.
• Settlement: This is the final stage where the buyer transfers the agreed purchase price to the seller, and the seller hands over the keys. This is done through the solicitors, ensuring that all funds and documents are in order.

The conveyancing process in Scotland typically takes 6 to 8 weeks from the acceptance of the offer to the date of settlement, although this can vary depending on the complexity of the transaction. Factors such as the availability of the Home Report, the completion of missives, and any necessary searches (such as title deeds and planning permissions) can affect the timeline. It’s important to note that in Scotland, property transactions proceed more quickly than in other parts of the UK due to the absence of a formal “gazumping” process and the streamlined nature of missives.

Homebuyers in Scotland have a variety of financing options available, depending on their financial situation and the type of property they wish to purchase:

• Mortgage Loans: The most common option for homebuyers is a mortgage loan. This can be arranged with a bank, building society, or other financial institution. There are different types of mortgages, such as fixed-rate mortgages, variable-rate mortgages, and interest-only mortgages, each with their own advantages and risks.
• Government Schemes: There are several government-backed schemes aimed at helping first-time buyers. For example, the First Home Fund and the Help to Buy (Scotland) scheme help with deposits or financial support to purchase new-build homes.
• Shared Ownership: In some cases, homebuyers can consider shared ownership schemes, where they buy a share of the property and rent the remaining portion from a housing association or developer.

When seeking mortgage advice in Scotland, it is essential to speak with a qualified mortgage advisor or a financial advisor who is regulated by the Financial Conduct Authority (FCA). Mortgage advisors can help you assess your financial situation and recommend suitable mortgage products based on your circumstances.

In Scotland, property ownership is transferred via the Land Register of Scotland. When the buyer and seller agree on the sale, the solicitor for the seller will ensure that the property title is updated. This is a formal process that involves transferring the legal title from the seller to the buyer. The buyer’s solicitor will apply to the Land Register to have the buyer’s name recorded as the new owner of the property, and the property will then be legally theirs. The deed of transfer, called the “disposition,” is a key document that formalises this process.

The process of transferring ownership in Scotland typically takes 4 to 6 weeks after the settlement date. During this time, the buyer’s solicitor ensures that the title is updated in the Land Register. If the property is subject to any conditions or burdens (e.g., rights of access, servitudes), these must be addressed as part of the transfer process.

In Scotland, the primary property tax is Land and Buildings Transaction Tax (LBTT), which is the equivalent of stamp duty in other parts of the UK. LBTT is calculated based on the purchase price of the property and follows a progressive tax structure. The more expensive the property, the higher the tax rate. For residential properties, the LBTT rates in Scotland are as follows:

• Up to £145,000: 0%
• £145,001 to £250,000: 2%
• £250,001 to £325,000: 5%
• £325,001 to £750,000: 10%
• Above £750,000: 12%

This tax is payable within 30 days of the settlement date and is typically handled by the buyer’s solicitor.

Property taxes, such as LBTT, are not negotiable. They are set by the Scottish Government and are calculated based on the sale price of the property. However, there may be opportunities for tax relief or exemptions, such as for first-time buyers or certain types of properties. A solicitor or financial advisor can provide guidance on available exemptions or reliefs that may apply to your specific situation. It is important to understand these taxes upfront, as they can significantly impact the overall cost of purchasing a property in Scotland.