Beyond the deposit, a Scottish purchase typically involves LBTT, your solicitor's fee and outlays, a Registers of Scotland fee, any survey or lender valuation, mortgage fees, insurance and moving costs. The Home Report is paid for by the seller, which saves buyers a cost that applies elsewhere in the UK. Most of the bill falls due at settlement, so build it into your cash plan from the start.
The main cost items
| Cost | Who it goes to | What to check |
|---|---|---|
| Deposit | Seller, through the solicitors | Lenders commonly ask for at least 5% or 10% of the price; MoneyHelper says the cheapest rates generally need around 40% |
| LBTT | Revenue Scotland, paid via your solicitor | Rates change; see LBTT rates and first-time buyer relief |
| Additional Dwelling Supplement | Revenue Scotland | Only if you already own another home; see the ADS guide |
| Solicitor's fee and outlays | Your solicitor | Ask for a written quote showing the fee, outlays and VAT |
| Registers of Scotland fee | Registers of Scotland, via your solicitor | The fee scale rises with the property's value; check the current scale on the Registers of Scotland site |
| Survey or valuation | Surveyor or lender | The seller's Home Report is free to read; a lender may charge for its own valuation |
| Mortgage fees | Lender or broker | Arrangement, booking and broker fees vary and can be added to the loan, which increases interest paid |
| Insurance | Insurer | Buildings cover is normally needed at settlement; see home insurance when buying in Scotland |
| Moving and set-up | Removals firm, utilities | Quotes vary by distance, volume and date |
Legal fees and outlays
Your solicitor does the legal work set out in how buying a home in Scotland works: offer, missives, title checks, the transfer documents, paying LBTT and registering your ownership. Fees vary between firms, and a fixed quote is easier to budget against than an hourly estimate. Ask what is included and what is billed separately as outlays, which are payments the solicitor makes on your behalf, such as the Registers of Scotland fee. Solicitors also commonly charge more where a mortgage is involved or the title is complicated, so say up front if you are buying a flat or a property with shared obligations.
A useful question for any solicitor is: 'What is the total I will need to pay you and on your behalf, including VAT and all outlays, if everything goes normally?' Write the answer next to your LBTT figure.
A simple budget for a £200,000 home
This example uses LBTT rates as of October 2026 and a 10% deposit. Items marked 'quote' depend on your circumstances and should be filled in from real quotes rather than guesses.
| Item | Amount |
|---|---|
| Deposit (10%) | £20,000 |
| LBTT, standard buyer | £1,100 |
| LBTT, first-time buyer | £500 |
| Solicitor fee and outlays | quote |
| Registers of Scotland fee | check scale |
| Mortgage and broker fees | quote |
| Removals, furniture, early repairs | your estimate |
Costs people forget
- A cash buffer if you win at a price above the lender's valuation.
- Early repairs flagged in the Home Report; see the Home Report explained.
- Council tax and utilities starting on the date of entry; see council tax bands and reduction.
- A will, which the Law Society suggests making or updating after you buy.
- Overlap costs if you are selling and buying, such as rent or a bridging arrangement.
When each cost falls due
- Before you offer: possibly a decision in principle fee at some lenders, a survey if you commission your own, and legal fee estimates.
- After acceptance: valuation fee, mortgage arrangement fee if payable up front, and any scheme fee. The First Homes Fund, for example, has a £650 administration fee after approval; see first-time buyer schemes in Scotland.
- At settlement: the balance of the deposit and mortgage, LBTT, registration fee and the legal fee.
- After you move: council tax, utilities, insurance renewal, repairs.
Because several payments land in the same week, ask your solicitor for a funds schedule showing what is due, to whom and by when. Bank transfer limits and clearing times can cause avoidable stress if left until the last moment.
Ways to keep costs down without cutting corners
- Get quotes from two or three solicitors and compare like with like.
- Check whether a lender offers free valuations or legal work on a product, then weigh that against the interest rate.
- Read the Home Report carefully so a separate survey is a deliberate choice rather than a reflex.
- Avoid paying for products you do not need, such as duplicate insurance.
- Keep a buffer for the unexpected: a price above valuation, a repair or a delay.
If a figure in your quote looks unfamiliar, ask the firm to explain it in writing. Legal fees for the purchase are normally payable even if you later change your mind, so ask what is charged if the purchase does not proceed, and what is charged for work done before missives are concluded.
This is general information, not financial advice. For tax and fees specific to your purchase, ask your solicitor for a written estimate before you make an offer.
Frequently asked questions
Do I pay for the Home Report as a buyer?
No. The seller is responsible for the Home Report. You may still pay for a lender valuation or your own survey.
What are solicitor outlays?
Payments your solicitor makes on your behalf, such as the Registers of Scotland fee. They are normally billed on top of the legal fee.
When is LBTT paid?
Within 30 days of the date of entry, but your solicitor normally collects it with the purchase funds at settlement.
Can I add fees to my mortgage?
Some lenders allow it, but you then pay interest on those fees for the term of the loan.