- 1
Setting your budget & arranging a mortgage in principle
Before you start viewing properties, it is important to know what you can realistically afford. Look at your income, regular spending and any savings you plan to use as a deposit. Remember one-off costs such as Land and Buildings Transaction Tax (LBTT), legal fees, survey costs and removals.
If you require a mortgage, speak to a lender or mortgage adviser early on and obtain a mortgage in principle. This confirms how much you may be able to borrow and puts you in a stronger position when you wish to make an offer.
- 2
Identifying your needs and preferred areas
Make a list of what you need from your next home and what would simply be nice to have. Consider property size, type, outdoor space, parking, transport links, schools and local amenities.
Research different areas and price levels so you understand what is achievable within your budget. Being clear about your priorities helps you make faster, more confident decisions when a suitable property comes onto the market.
- 3
Searching for properties
Use online portals, estate agents' websites and social media to keep track of new listings. Many agents will register your details and let you know about properties before they appear online, so it is worth speaking to them directly.
Keep a simple record of the properties you view, including asking price, Home Report value, key features and any concerns. This makes it easier to compare options later.
- 4
Viewings & reading the Home Report
When viewing a property, take your time and do not be afraid to ask questions. Check the general condition, age of the roof and windows, signs of damp, storage space, noise levels and the surrounding area. Visit at different times of day if possible.
The Home Report gives you an independent view of the property's condition, valuation and energy efficiency. Pay attention to condition ratings, any items requiring urgent or future attention and the surveyor's comments on maintenance or previous repairs.
- 5
Choosing a solicitor
In Scotland, a solicitor handles all legal aspects of your purchase, including submitting offers, concluding missives and dealing with the transfer of funds and title. It is sensible to appoint a solicitor before you are ready to offer, so they can advise you on timing and strategy.
Ask for a clear breakdown of fees and outlays, and make sure you understand what is included. A solicitor with experience in your local market can provide helpful insight into typical selling prices and how competitive you may need to be.
- 6
Making an offer
Once you have found a property you wish to buy, speak to your solicitor about an appropriate offer level. They will consider the Home Report valuation, recent comparable sales and the level of interest from other buyers.
Your solicitor will submit a written offer on your behalf, often subject to standard conditions. In competitive situations a closing date may be set where all interested parties submit their best offer by a deadline.
- 7
Progressing the sale & concluding missives
If your offer is accepted, your solicitor and the seller's solicitor will exchange formal letters known as missives. These set out the agreed terms of the sale and any conditions that must be met.
Your solicitor will carry out legal checks on the title, order searches and liaise with your lender. Once all points are agreed, the missives are concluded and both parties are legally bound to the transaction.
- 8
Preparing for moving day
As completion approaches, confirm the move-in date with your solicitor, lender and removals company. Arrange buildings insurance from the date of settlement, and notify utility suppliers and the local council of your move.
Create a simple moving checklist covering meter readings, key handover, redirection of post and essential items for your first night in the new property. Being organised will help the day run more smoothly.
- 9
Common problems and how to avoid them
Delays often arise from incomplete paperwork, unresolved issues in the title or last-minute changes to finance. Respond promptly to requests from your solicitor and lender, and keep them informed of any changes in your circumstances.
If something in the Home Report or legal checks concerns you, ask for clarification before committing further. Early communication can prevent small issues becoming major obstacles.
