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Learn step by step the process for selling your property in Scotland. We take you through each key step from start to finish so that you're fully clued in when it comes to selling your home.
First step is to get your property valued by an estate agent. What is worth bearing in mind when getting a valuation is the agent suggesting the highest asking price may not be the best – you want the price to be set realistically. Remember, you’ll be working with whichever agent you choose through a process that can be lengthy and emotional. So ask yourself this: ‘Which agent will get the best result for me?’. Make sure to ask lots of questions during the valuation.
When you take estate agent fees, legal fees, removals and all other associated costs into account it begins to stack up. Plan your budget now so that you’re not caught out further down the line. Budget planning is a service offered by Your Move, so if you need any help with this be sure to book an appointment with one partners Embrace Financial Services to help you calculate these costs.
It is a legal requirement that all properties in Scotland are marketed with a Home Report. A Home Report is a pack of three documents that give buyers a clear picture of the condition of the property for sale: the Single Survey which details the condition of the property; the Energy Report which gives the property an energy efficiency rating; and the Property Questionnaire which outlines other key information such as the property’s council tax band.
Find out more about how to get a Home Report.
Although ‘conveyancing’ sounds like boring legal stuff, it’s essential. It’s the process by which the property is legally transferred from you to the buyer. It can be a confusing process and you need a solicitor to deal with this for you by drawing up the disposition.
You will be asked whether you would like to advertise your property as ‘fixed price’, ‘offers over’ or ‘offers around’. ‘Fixed price’ means the property is sold to the first person to offer the advertised price. ‘Offers over’ means you sell to the highest bidder. ‘Offers around’ indicates that you’re willing to negotiate. An agent will also advise on these options.
Make sure you get the property details just right. First impressions are hugely important when selling property, so stage your home to get the very best photographs. We have a few tips for preparing your home for photographs and videos (if applicable). Once the photo and video have been taken, review them with your agent and choose the best images. It’s worth considering professional photography too. Like Your Move, there might be professional marketing packages available which include professional photography and videos.
The internet is a powerful tool when selling property, with almost all buyers now starting their search online. Your agent should list your property on Rightmove and Zoopla at the very least. Making your property stand out online in the first few days is key, so consider enhanced online packages like premium listings and video tours too. Finally, don’t underestimate the personal touch – make sure you share your property from your own Facebook and Twitter profiles.
Potential buyers need to be able to picture themselves living in your home. The most common things to put buyers off are dirty kitchens, scruffy exteriors and dirty bathrooms. Make a list of all the things that made you fall in love with the property and the area, and be sure to point these out to potential buyers. We have some tips on preparing your home for a viewing.
You can ask an agent to show buyers around, or you may decide to do this yourself. Be ready to show buyers inside storage spaces like cupboards and lofts. Your agent should give you thorough feedback after every viewing, and you should consider acting on any feedback from buyers before future viewings. Many estate agents are now offering virtual viewings to make sure potential buyers for definitely interested before they visit your home in person.
You must provide a copy of the Home Report whenever a buyer requests it.
An interested buyer’s solicitor will be in contact with your estate agent to note their interest. Once this has been received, the property cannot be sold without allowing the interested buyer a chance to put in an offer.
Your solicitor will notify you of offers by phone and in writing. There are a number of factors to consider when weighing up the offers: the amount you are being offered, the financial position of the buyer, the buyer’s chain if they are selling another property, and your own timescales.
The buyer’s mortgage lender will arrange to have your home surveyed. This merely confirms that the property is worth what you are being lent. Your buyer may also choose to arrange an independent survey of your property in addition to the Home Report and Mortgage Valuation.
The buyer’s solicitor will check the Land Registry and Local Authority information for planning history, and information about any potential developments around roads, drainage and mining near the property. This is called ‘performing searches’.
Both solicitors will agree on the written negotiations of the sale - the 'missives'. This can only be done once the buyer’s mortgage offer is received. When the missives are agreed, this is known as 'conclusion of missives'. Both parties are now legally bound to the sale/purchase.
Both solicitors will agree a date for the exchange of contracts and for completion (ie move out day). This is also normally put forward when a buyer is making an offer in on your property, which is a proposed date of entry. This can change later but usually remains the same.
You can now set a provisional moving day, so you can start getting quotes for removals. Unfortunately, that means you have to start packing too.
Your utility companies will need to take meter readings and cancel contracts. Then, don’t forget everyone else – the bank, your employer, family and friends. You can even ask the Royal Mail to organise a mail redirection.
Your solicitor draws up the disposition (a document transferring legal ownership). The buyer's solicitor will draw up the Standard Security (the deed securing the loan).
The balance of the purchase price is paid to your solicitor. Once the money is received, the seller’s solicitor will tell the estate agent to release the keys to the property. The property is finally sold!
Find out what a Home Report is and how to get on requested.
Dedicated conveyancing specialists including a direct dial to the person handling your sale.
Our helpful guide takes you step by step through the process for buying a house in Scotland.