Difference between Scotland and England for home buying

eloy7

I have a tiny experience of buying in England. It is usually noted that the conveyance process is different in Scotland.

1. What are the key differences which I keep in mind? Should I consider more expenses?

2. When I was looking for a property in North East England (3-4 years ago), almost any seller would consider offers under the advertised price for a quick sale (cash purchase). However, any agent I contacted for properties around Glasgow directly rejected my offer under the marketed price/home value without even forwarding it to the seller for consideration. Is it uncommon in Scotland to consider offers below the marketed price or is it just because of the current hot property market?

[Deleted User]

eloy7 said:

I have a tiny experience of buying in England. It is usually noted that the conveyance process is different in Scotland.

1. What are the key differences which I keep in mind? Should I consider more expenses?

2. When I was looking for a property in North East England (3-4 years ago), almost any seller would consider offers under the advertised price for a quick sale (cash purchase). However, any agent I contacted for properties around Glasgow directly rejected my offer under the marketed price/home value without even forwarding it to the seller for consideration. Is it uncommon in Scotland to consider offers below the marketed price or is it just because of the current hot property market?

It very much depends on how hot the market is at the time. You shouldn’t be making offers to the estate agents though. Offers in Scotland are made via your solicitor who should be able to guide you when making an offer. 

eloy7

Lover_of_Lycra said:

It very much depends on how hot the market is at the time. You shouldn’t be making offers to the estate agents though. Offers in Scotland are made via your solicitor who should be able to guide you when making an offer. 

By the offer, I need to examine if I can afford the house or not. This is why I do it before forwarding it to a solicitor.

If it is the common task of solicitors in Scotland, is it better to get a local conveyance solicitor who is well familiar with the market for a better offer negotiation (I am based in London)?

theartfullodger

Having bought and sold in both, in my experience the Scots process is easier, the people are nicer and often the estate agent is also a solicitor. 

But it's a bit like comparing a bicycle with a banana.  They are different beasts. There are many sometimes minor, sometimes major, differences in the law. 

Have a look at places like...
https://www.citizensadvice.org.uk/scotland/housing/buying-and-selling-s/

& talk to a few scottish solicitors and agents about the process

- or indeed..
https://www.google.com/search?q=scottish+property+buying+process


Slàinte mhath!

[Deleted User]

eloy7 said:

Lover_of_Lycra said:

It very much depends on how hot the market is at the time. You shouldn’t be making offers to the estate agents though. Offers in Scotland are made via your solicitor who should be able to guide you when making an offer. 

By the offer, I need to examine if I can afford the house or not. This is why I do it before forwarding it to a solicitor.

If it is the common task of solicitors in Scotland, is it better to get a local conveyance solicitor who is well familiar with the market for a better offer negotiation (I am based in London)?

If you’re based in London how are you viewing these properties? Artful has given you some links and I strongly suggest you find out how the buying process works in Scotland before submitting any more offers. 

hazyjo

Unless it's a fixed price, its usually offers over in Scotland. Often that's around 10%+.

eloy7

theartfullodger said:

Having bought and sold in both, in my experience the Scots process is easier, the people are nicer and often the estate agent is also a solicitor. 

But it's a bit like comparing a bicycle with a banana.  They are different beasts. There are many sometimes minor, sometimes major, differences in the law. 

Have a look at places like...
https://www.citizensadvice.org.uk/scotland/housing/buying-and-selling-s/

& talk to a few scottish solicitors and agents about the process

- or indeed..
https://www.google.com/search?q=scottish+property+buying+process


Slàinte mhath!

Thanks for the link. I went through it and some pages found by Google search. I did not notice any considerable difference between Scotland and England; probably except for the formal offer by the solicitor.

Almost all the documents describe the general steps/preparations particularly borrowing, which well apply to buying anywhere (at least in the UK). 

I am sure there are meaningful differences, which should/would be considered by the solicitor. I still do not get what are imperative differences, I, as the buyer, should consider.

For example, I found out that almost all properties in Scotland are Freehold. Thus, I do not need to deal with leasehold, which is an important factor in England. However, I still have not found any different step I should take/consider when buying in Scotland.

eloy7

Lover_of_Lycra said:

If you’re based in London how are you viewing these properties? Artful has given you some links and I strongly suggest you find out how the buying process works in Scotland before submitting any more offers. 

This is the reason I try to find the properties I can afford to arrange a viewing of all cases in a one-day trip. By referring to 'around Glasgow' and 'cash purchase', you might have guessed it will not be an expensive property.

eloy7

hazyjo said:

Unless it's a fixed price, its usually offers over in Scotland. Often that's around 10%+.

This is exactly my point. In my experience in England, 'offers over' means the seller expects/hopes to sell above this price, but s/he might be tempted by lower offers if it is a quick cash purchase.

I remember giving a pre-auction offer below the guide price. The seller did not accept it, but at least the auctioneer forwarded my offer.

However, in my recent experience in Scotland, 'offers over' means anything under price+5% is an absolute NO.

In my experience (could be the location or the time), 'over' in the 'offers over' was an expectation/hope; but now (or in Scotland), it is the real lower limit.

theoretica

eloy7 said:

Lover_of_Lycra said:

It very much depends on how hot the market is at the time. You shouldn’t be making offers to the estate agents though. Offers in Scotland are made via your solicitor who should be able to guide you when making an offer. 

By the offer, I need to examine if I can afford the house or not. This is why I do it before forwarding it to a solicitor.

If it is the common task of solicitors in Scotland, is it better to get a local conveyance solicitor who is well familiar with the market for a better offer negotiation (I am based in London)?

I think perhaps a language issue - you were not making an offer (as you are not a solicitor).  What you want to do is have a preliminary discussion if they might entertain an offer or will be going to a closing date. Easiest to have if the seller is showing the house in person.  But the estate agents should tell you if they have had notes of interest and are planning a closing date. And if they say they would be interested in an offer you want your solicitor identified to make it formally asap. 

As the conveyancing solicitor will need to work with the Scottish system, you might be best off with one local to where you are buying - often you get a deal where they put in as many offers as you ask but nothing to pay until one is successful.

sheramber

Scottish house are generally offers over.  If  a house is not getting offers it may go to a fixed price.

If there are several people interested it will go to a closing date. In my area houses are going to a closing date with 10-14 days of beimg put on the market.

With a closing date all potential buyers submit their offer by a fixed time on a fixed date. No bids are considered until then and once they are all opened the buyer will decide which he will accept. 

It  may not be the highest bid. it will depend on other factors as well- whether a cash buyer, MIP held, entry date etc.


Scottish sellers must get a home report by a surveyor before advertising. That home report is available to all  who ask.

It will give the market value of the property and, at present, offer over that value are expected.

I have recently bought in the Edinburgh area and had to offer 16% over to get the house.


Use a local solicitor, who will have an idea of what sort of offers are successful.

When you submit your offer it is through your solicitor. You also need to provide an entry date and any other factors affecting your purchase.  Entry may be the date the seller has intimated they want or 'a mutually date to be agreed'.

Once you sign the missives you are contracted to the sale. 

Sales go through much quicker in Scotland. 6-8 weeks is the normal.

My  entry date was 4 weeks from my offer as the seller had that entry date for the house he was buying.

For some reason missives are generally concluded on a Friday.