Moving house checklist when selling

Key Takeaways

The Home Report is Mandatory: In Scotland, you cannot market your property without a valid Home Report, which consists of a Single Survey, Energy Report, and Property Questionnaire.
Solicitors Lead the Way: Unlike in England, Scottish solicitors often handle both the estate agency (marketing) and the conveyancing (legal work), providing a more streamlined service.
Concluded Missives are Binding: Once the "missives" are concluded, the contract is legally binding; there is no "exchange of contracts" stage like in the English system.
Understand the Bidding System: Most Scottish properties use an "Offers Over" system leading to a "Closing Date," where sealed bids are submitted.
Tax Implications: Be aware of Land and Buildings Transaction Tax (LBTT) if you are buying a new home simultaneously, as this replaced Stamp Duty in Scotland.
Timing is Everything: Start your preparations at least 3 months before your target move date to ensure all legal and logistical hurdles are cleared.

Moving house checklist when selling

Selling a home in Scotland is a unique journey. While the rest of the UK deals with "exchanges" and "completions," we operate within a legal framework defined by the Scottish Parliament, involving Home Reports, missives, and a distinct bidding process. It is a system designed to provide more certainty earlier in the process, but it requires a specific roadmap to navigate successfully.

Whether you are moving from a tenement flat in Glasgow’s West End, a traditional villa in Edinburgh, or a cottage in the Highlands, the stress of moving remains the same. The secret to a "stress-free" move (or as close as one can get) is a meticulous checklist that accounts for the quirks of the Scottish property market.

This guide is designed to take you from the initial "Should we sell?" conversation right through to the moment you hand over the keys. We will break down the costs, the legal jargon, and the practical steps you need to take to ensure your sale goes through without a hitch.

Phase 1: The Pre-Listing Essentials (3-4 Months Out)

Before you even think about "For Sale" boards, you need to lay the groundwork. In Scotland, the legal requirements for sellers are front-loaded.

1. Appoint a Solicitor-Estate Agent

In Scotland, you have a choice: use a traditional estate agent and a separate solicitor, or use a firm that does both. Many Scottish sellers opt for the latter because it centralises communication.

Action: Get three quotes. Ensure they are members of a local property portal like ESPC, GSPC, or ASPC, as these are vital for local visibility.

2. The Home Report

You cannot legally market your home in Scotland without a Home Report that is less than three months old. This is a pack provided to potential buyers.

Single Survey: An assessment of the condition of the home.
Energy Report: An EPC rating for the property.
Property Questionnaire: A document completed by you, covering council tax bands, parking, and any past alterations.
Cost: Usually between £300 and £900 depending on the value of your home.

3. Clear the Clutter (The "Pre-Move" Move)

Buyers need to see the space, not your collection of vintage magazines.

Action: Rent a small storage unit if necessary.
Tip: If you haven't used an item in a year, don't pay to move it to your new house. Sell it, donate it, or bin it.

Learning what not to fix can help you avoid wasting money on repairs that won't increase your sale price.

Phase 2: Marketing and Viewings (The "Showtime" Phase)

Once your Home Report is ready, your agent will launch the property. This is where the conversion happens.

1. Professional Photography and Floorplans

In the digital age, your first viewing happens on a smartphone screen.

Requirement: Ensure your agent uses a professional photographer.
Checklist: Clean windows, hide pet bowls, and make sure all lightbulbs are working.

2. Setting the Price: "Offers Over" vs "Fixed Price"

Offers Over: Most common in a "seller's market." It encourages a closing date.
Fixed Price: Often used if a quick sale is needed or if a previous sale fell through. The first person to offer the price usually gets the property.
Offers Around: A more flexible middle ground.

If you are concerned about selling in negative equity, there are specific routes available to Scottish homeowners.

3. Handling Viewings

You can conduct these yourself or pay your agent to do it.

Scottish Context: Be prepared for "Notes of Interest." When a buyer’s solicitor "notes interest," it’s a formal signal that they want to be kept informed of any closing dates.

Phase 3: The Legal Process and "The Missives"

This is where the Scottish system differs significantly from the English one.

1. The Closing Date

If you have multiple notes of interest, your solicitor will likely set a closing date. This is a "blind bidding" system. All offers must be submitted by a specific time (usually 12 noon) via a solicitor.

Many sellers who need a certain outcome choose cash house buyers to avoid the uncertainty of the blind bidding system.

2. Accepting an Offer

You don’t just look at the price. You look at the "extras":

Entry Date: Does their preferred move-in date align with yours?
Position: Are they a first-time buyer, or do they have a house to sell?
Proof of Funds: Your solicitor will verify their mortgage in principle.

3. Concluding the Missives

The "missives" are a series of formal letters between solicitors.

The Offer: The buyer’s solicitor sends a formal offer.
The Qualified Acceptance: Your solicitor responds, accepting the offer but with certain conditions.
The Conclusion: Once all conditions are agreed upon, the missives are "concluded." You are now in a legally binding contract. If you pull out now, you will face significant financial penalties.

Phase 4: The Practical Countdown (4-6 Weeks Out)

Once the missives are concluded, the clock starts ticking toward your "Date of Entry."

1. Book the Removal Firm

Don't leave this until the last minute. Friday is the most popular day to move in Scotland, and firms book up months in advance.

Cost: £600–£2,500 depending on the volume of goods and distance.
Insurance: Check if your home insurance covers goods in transit, or if the removal firm provides it.

2. Notify Utilities and Services

You need to tell everyone you are leaving.

Council Tax: Notify your local Scottish council (e.g., Glasgow City Council, City of Edinburgh Council).
Broadband/Phone: These often require 30 days' notice.
TV Licence: Easily moved online.

3. Change of Address Checklist

Bank and Credit Card providers.
DVLA (for your driving licence and vehicle registration).
HMRC.
Your employer/HR department.
Schools and Doctors.

Phase 5: The Week Before the Move

1. The "Survival Box"

Pack a box that stays with you, not on the removal van.

Kettle, tea/coffee, milk, biscuits.
Toilet paper and basic cleaning supplies.
Phone chargers.
Important documents (passports, missives, Home Report).
Basic tools (screwdriver, Allen keys).

2. Final Cleaning

While not a legal requirement unless specified in the missives, it is common courtesy in Scotland to leave a home "broom clean."

Tip: If you have the budget, hire professional end-of-tenancy cleaners to do a deep clean once the furniture is out.

3. Key Organisation

Gather all sets of keys, including those for window locks, sheds, and garages. Label them clearly for the new owners.

Estimated Costs of Selling in Scotland

Expense	Estimated Cost	Notes
Home Report	£300 – £900	Mandatory before marketing.
Estate Agency Fee	1% – 1.5% of sale price	Can be a fixed fee or percentage.
Marketing/Photos	£200 – £500	Often charged upfront.
Legal Fees	£800 – £1,500	Plus VAT and outlays.
Removal Costs	£600 – £2,500	Varies by house size.
LBTT	Varies	Only applies if you are buying a new home.

Common Questions (FAQ)

Can I sell my house in Scotland without a Home Report?

No. It is a legal requirement under the Housing (Scotland) Act 2006. There are very few exceptions (such as brand-new homes or properties not fit for habitation). Failure to provide one can result in a fine from Trading Standards.

How long does the process take from start to finish?

On average, expect 12 to 16 weeks. The Scottish system is faster at the "offer" stage but can be slowed down by "chains" where multiple people are buying and selling simultaneously.

What happens on the "Date of Entry"?

This is moving day. Your solicitor will receive the funds from the buyer's solicitor. Once the money is confirmed, your solicitor will authorise the release of the keys (usually via the estate agent). This usually happens around lunchtime or early afternoon.

What is Land and Buildings Transaction Tax (LBTT)?

LBTT is the tax you pay when buying a property in Scotland. If you are only selling, you don't pay it. However, if you are selling to buy another, you must calculate the LBTT on your new purchase. Note that if you own two properties at the end of the day (e.g., you haven't sold your old one yet), you may have to pay the Additional Dwelling Supplement (ADS), which is currently 6%.

Do I have to leave my appliances?

The "Scottish Standard Clauses" usually dictate that integrated appliances are included in the sale. Freestanding appliances (like a fridge or washing machine) are usually excluded unless negotiated in the offer. Always check your specific contract.

Conclusion

Selling a house in Scotland is a structured process that rewards those who are prepared. By getting your Home Report sorted early, choosing a solicitor who understands your local market, and staying on top of the "missives" process, you can avoid the common pitfalls that lead to delayed entries or collapsed sales.

Remember, the Scottish system is designed to create a binding agreement much earlier than the English system. This gives you peace of mind, but it also means you need to be 100% sure of your decisions before your solicitor concludes those missives.

Use this checklist as your master document, tick off the stages as you go, and you’ll find yourself handing over the keys to your old home—and stepping into your new one—with confidence.

Moving house checklist when selling

Key Takeaways

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