Conveyancing in Scotland — what really happens
In Scotland, conveyancing is faster than in England — but the legal commitment happens earlier. Here's what your solicitor does at each stage and how long each step actually takes.
Stage 1: Note of Interest and offer
Your solicitor lodges a Note of Interest with the seller's solicitor. If a closing date is set, your solicitor submits a sealed best-and-final offer on your behalf.
Stage 2: Missives
Once your offer is accepted, both solicitors exchange formal letters called missives. These letters negotiate the conditions of sale — date of entry, what's included, repairs, title issues — until they 'conclude'.
When missives conclude, the contract is legally binding. This is the Scottish equivalent of exchange in England, and it usually happens within 2–4 weeks.
Stage 3: Searches and disposition
Your solicitor checks the title at Registers of Scotland, runs property searches, and prepares the disposition — the legal document that transfers ownership.
Your mortgage funds are released to your solicitor a few days before settlement.
Stage 4: Settlement and registration
On the date of entry, money transfers and you get the keys. Your solicitor then registers you as the new owner at the Land Register of Scotland and submits your LBTT return within 30 days.
Frequently asked questions
How long does Scottish conveyancing take?
Typically 8–12 weeks from accepted offer to date of entry. Cash buyers with no chain can complete in 4–6 weeks. Faster than England on average.
How much does a Scottish conveyancer cost?
Expect £900–£1,500 including disbursements (Land Register fees, searches, LBTT submission). On Pineapple Nest's professional directory you can compare quotes from vetted Scottish solicitors.
What is LBTT?
Land and Buildings Transaction Tax — Scotland's version of Stamp Duty. It's tiered, with first-time-buyer relief up to £175,000. Use Pineapple Nest's free LBTT calculator to check your exact bill.
When does the contract become binding in Scotland?
When missives conclude — usually 2–4 weeks after offer acceptance. This is much earlier than England, where you can pull out until exchange.
Do I need a Home Report?
The seller is legally required to provide one before marketing. As a buyer you read it during your offer decision; you usually don't need to commission your own survey unless you want one.
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