On top of the price and your deposit, buying a house in Scotland usually involves your solicitor's legal fee and VAT, registration dues and other outlays, Land and Buildings Transaction Tax (LBTT), mortgage fees, insurance and moving costs. For most buyers, LBTT and the legal costs are the largest of these, but the smaller items soon add up.
This guide lists the additional costs to budget for, shows a worked example, and explains which costs fall on the seller rather than the buyer.
What costs are there when buying a house in Scotland?
| Cost | Paid to | Typical amount |
|---|---|---|
| Legal fee | Your solicitor | Ours starts at £880 + VAT, set by price |
| Registration of title | Registers of Scotland, through your solicitor | £80 to £930 up to £1 million, set by price |
| Registration of standard security | Registers of Scotland, through your solicitor | £80 if you have a mortgage |
| Advance notice and electronic transfer fee | Through your solicitor | £20 and £30 |
| LBTT | Revenue Scotland, through your solicitor | Nothing up to £145,000, then charged in bands |
| Additional Dwelling Supplement | Revenue Scotland, through your solicitor | 8% of the whole price, if it applies |
| Mortgage arrangement, product or valuation fee | Your lender | Varies by product, from nothing to over £1,000 |
| Mortgage broker fee | Your broker | Varies, and some brokers charge nothing |
| Independent survey, if you want one | A chartered surveyor | Varies with the property |
| Buildings and contents insurance | Your insurer | Varies |
| Removals and moving costs | Your removal firm or van hire | Varies with distance and volume |
You can see our full fee scale and every outlay on our conveyancing fees page, and our guide on what is included in conveyancing fees in Scotland explains each item.
How much is LBTT when buying a house in Scotland?
LBTT is the Scottish tax on buying property. For 2026 to 2027, the residential rates are 0% on the first £145,000, 2% from £145,001 to £250,000, 5% from £250,001 to £325,000, 10% from £325,001 to £750,000 and 12% above £750,000. Each rate applies only to the part of the price within that band.
First-time buyers can claim relief that raises the zero rate band to £175,000, saving up to £600. If you will own more than one home after the purchase, the Additional Dwelling Supplement adds 8% of the whole price, although it can be reclaimed if you sell your previous main home within 36 months. Our guides to LBTT for first-time buyers and the Additional Dwelling Supplement explain the rules.
Worked example: buying a £250,000 house
Here is what the legal and tax costs would be through us on a £250,000 purchase with a mortgage, for a buyer who will own only one home:
| Item | Not a first-time buyer | First-time buyer |
|---|---|---|
| Legal fee (£1,080 + VAT) | £1,296 | £1,296 |
| Registration of title | £530 | £530 |
| Registration of standard security | £80 | £80 |
| Advance notice | £20 | £20 |
| Electronic transfer fee | £30 | £30 |
| LBTT | £2,100 | £1,500 |
| Total | £4,056 | £3,456 |
If the same buyer kept another home and the Additional Dwelling Supplement applied, a further £20,000 would be due. Mortgage fees, insurance and moving costs would come on top. For your own figures, use our quote calculator.
Do buyers pay for the Home Report?
No. In Scotland, the seller must provide a Home Report before the property is marketed, and the seller pays for it. It includes a single survey with a valuation, a property questionnaire completed by the seller and an energy report, as set out on mygov.scot.
You can still choose to pay for your own survey if you want more detail, for example on an older or unusual property. Your lender may also want its own valuation. In many cases this is based on the Home Report surveyor's figure, but some lenders charge a valuation fee. Our guide on what surveyors look for explains the difference between surveys.
What other costs should you budget for?
- Buildings insurance. Your lender will require buildings insurance to be in place from the date of entry. Contents insurance is your choice but is worth arranging from the same date.
- Life and protection cover. Not a legal requirement, but many buyers review it when taking on a mortgage.
- Council tax. You become liable from the date of entry. The band is shown in the Home Report property questionnaire.
- Factor fees. Many flats and some newer developments have a property factor. Some factors ask a new owner for a float or advance payment, and there may be a share of common repairs.
- Removals. Costs depend on distance, the volume of belongings and whether you need storage.
- Repairs and furnishings. The Home Report can flag repairs. It is sensible to keep money aside for these and for the things you need on day one.
- Utilities and connections. Setting up broadband, and any change of energy supplier, can involve small charges.
Which costs does the seller pay?
In a Scottish sale, the seller pays for their own solicitor, the Home Report, the property searches, the discharge of their mortgage and their estate agent. The buyer does not pay towards any of these. Our guide on who pays legal fees in a property transaction in Scotland sets out the split in full.
How to budget for the costs of buying
- Get a full quote early. Ask for the legal fee, VAT, outlays and LBTT in one breakdown before you make an offer.
- Check your mortgage costs. Compare products on their total cost, not just the interest rate.
- Read the Home Report. It flags repairs, the council tax band and any factor.
- Keep a contingency. Moving rarely goes exactly to plan, so keep a margin for the unexpected.
- Know when each payment is due. Our guide on whether you pay conveyancing fees upfront in Scotland explains the timing.
Our checklist for buying a property in Scotland covers the steps around these costs. If you would like a quote for your purchase, call us on 0141 471 9166.
Kirsty Docherty, Head of Residential Conveyancing
Kirsty leads our residential conveyancing team and has over a decade of experience in residential property law in Scotland. Last updated 2 November 2026. This guide is general information about Scots law, not legal advice for your situation.
