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If you’re planning to relocate from England to Scotland, it’s important to understand how the Scottish home-buying process differs. Here, My Home Move Conveyancing explains everything you need to know about relocating to Scotland.
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The home-buying process works differently in Scotland, especially around surveys, offers, and legal roles.
Scotland often offers lower property prices and living costs compared to many parts of England.
You must instruct a solicitor earlier in the process in Scotland than you would in England.
Moving to Scotland offers many benefits, from stunning landscapes to often lower property prices, so it’s no wonder that nearly 49,000 people moved to Scotland from the rest of the UK in 2024, according to the National Record of Scotland.
If you’re relocating from England to Scotland there are a few important differences to the buying process you should know, from the way homes are marketed and surveyed to the legal terminology used throughout the buying process. This guide walks you through the unique aspects of the moving process in Scotland so you can relocate with confidence.
In this article:
Because the home-buying process in Scotland differs significantly from England, it’s important to understand the key legal and surveying differences before you move.
When you buy or sell property, you need to appoint a legal professional to complete the transfer of property ownership and manage the conveyancing process.
In England, you would either use a Licensed Conveyancer - a legal professional who specialises in property law and is regulated by the Council for Licensed Conveyancers - or a Solicitor, a qualified legal practitioner who can perform conveyancing duties, as well as advise on other areas of law, and who is regulated by the Solicitors Regulation Authority.
In Scotland, however, conveyancing is almost exclusively carried out by solicitors. While the term 'conveyancer' may be used informally to describe someone involved in property transactions, it is not a commonly used or regulated title in Scotland. This difference is one of the most important changes buyers encounter when moving from England to Scotland.
Solicitors manage the full legal process, including advising on the Home Report, submitting formal offers, and concluding missives. A solicitor is a type of lawyer, regulated by the Law Society of Scotland. Although the term lawyer has often been used more broadly, it is now a legally protected title in Scotland, and can only be used by individuals registered with the Law Society of Scotland or the Faculty of Advocates, ensuring a high standard of professionalism and legal accountability.
We work with expert solicitors based in Scotland. Speak to our Move Specialists team today to help make your moving dream a reality.
In England, a buyer might want to carry out a survey on the property they are hoping to buy. Whilst it is not a legal requirement, it is recommended to have a survey on any property you wish to purchase, but it does come at a cost to the buyer.
Unlike England, where surveys are optional and buyer-funded, in Scotland it is a legal requirement for the seller to pay for a Home Report, which is essentially a pack of information about a property.
A Home Report includes:
Single Survey: This is an assessment of the property’s condition and includes a mortgage valuation.
Energy Report: This is the Scottish equivalent of an Energy Performance Certificate (EPC). It provides information about the energy efficiency of the property and any improvements that could be made.
Property Questionnaire: This is a summary of other relevant information about the property, such as parking agreements, council tax banding and flood risk assessments.
If you find a property in Scotland you like, you can request the Home Report from the seller before you put in an offer.
First-time buyers moving from England to Scotland should be aware that the schemes available differ significantly between the two countries.
In England, there are a range of first time buyers schemes that first-time buyers can take advantage of, including the Equity Loan scheme and shared ownership.
The current scheme in Scotland is the Low-cost Initiative for First-Time Buyers (LIFT), which is similar to a shared ownership in England.
Buying your first home? Find out more about the first-time buyer schemes available in Scotland.
In England, you tend to instruct a conveyancer once you have had your offer accepted on the property you wish to buy.
However, when buying a house in Scotland, you will need to instruct your conveyancing solicitor at the same time you start looking for your next home. This is because you will need them to explain the Home Report to you, and to come up with and submit your offer. This is particularly important to remember if you are selling in England at the same time as buying in Scotland. Learn more about how buying a house works in Scotland.
The Scottish equivalent of Stamp Duty Land Tax is called Land and Buildings Transaction Tax (LBTT), and the LBTT thresholds and bands differ. Visit Revenue Scotland for more information on LBTT rates, or use our LBTT calculator to get an estimate for your purchase.
There are few differences in the terminology used when moving home in Scotland compared to England. Understanding these terms helps English buyers navigate the Scottish process with confidence and avoid confusion during negotiations.
Instead of ‘exchange’ you will hear ‘conclusion of missives’, and ‘settlement’ is used instead of ‘completion’. You can read our Scottish conveyancing jargon buster to discover all the terminology used when buying a property in Scotland.
The logistics of moving furniture and belongings remain largely the same across the border. However, getting quotes from removal companies that specialise in long-distance moves within the UK can help ensure a smooth transition. Here are some additional tips for a successful move:
Start planning your move well in advance, especially if you're moving a long distance. Make an inventory of your belongings, decide what you'll keep, sell, or donate, and research removal companies to compare prices and services. Compare long-distance removal quotes with our partner AnyVan.
Use high-quality packing materials and label boxes clearly with the contents and which room they belong to. Disassemble furniture where possible and pack valuables separately. Read our top tips on how to pack for moving house.
Don't forget to inform Royal Mail of your change of address and update your utility providers well before your move date. Read how our partner, Just Move in can do this for you.
While Scotland offers a generally lower cost of living compared to many parts of England, particularly in terms of property prices, there are some variations depending on location. Here's a breakdown of some key areas to consider:
Property prices in Scotland tend to be lower than in England, particularly vs cities like London and the South East. The UK House Price Index Scotland states that the average price of a property in Scotland was £194,000, whereas the average property price in England is £293,000.
Stirling and Aberdeen are seen as the most affordable cities to live in in Scotland. However, popular areas within Scotland, like Edinburgh and East Dunbartonshire, can see higher prices.
There are also key differences in the average cost of living between Scotland and England, as seen in the table below (provided by LivingCost.org)
*Data is based on one person.
| Item | Price in Scotland and England | ||
|---|---|---|---|
| Public transport pass (monthly) | Scotland - £67.60 | England - £69.90 | ||
| Utility bills (monthly) | Scotland - £132 | England - £132 | ||
| Gym membership (monthly) | Scotland - £35 | England - £36.70 | ||
| Beer in a pub (0.5L) | Scotland - £5 | England - £5.33 | ||
| Preschool (monthly) | Scotland - £1101 | England - £1348 | ||
| NHS prescriptions (per item) | Scotland - Free | England - £9.90 | ||
For more detailed information on the process of buying a house in Scotland read our article.
Get in touch with one of the team
If you would like to speak to your conveyancer, please log in to your eWay account where you can find their contact details.
Log in to eWayMonday - Friday
9am - 5pm
If you would like to discuss a quotation you have received please call our Move Specialists on
0333 234 4425Monday - Friday
9am - 5pm
If you would like to email us, please send it to the following email address:
quotations@myhomemoveconveyancing.co.ukMonday - Friday
9am - 5pm
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