★ Key Takeaways
- The total cost of moving house in Scotland (buying and selling) typically ranges from £11,000 to £14,000+ for an average-priced property
- First-time buyers in Scotland pay 0% LBTT on properties up to £175,000, saving up to £600 compared to standard buyers
- Sellers pay for the Home Report (around £600) and estate agent fees (1-1.5%+VAT) – buyers don't pay for a survey in Scotland
- Mortgage arrangement fees range from £500-1,500, but fee-free deals exist – a broker can help you weigh up the total cost
- Scotland's unique missives system means no gazumping once contracts are concluded – giving buyers more certainty than in England
Introduction
Moving house is expensive – there's no getting around it. But what catches many people off guard isn't the big costs they expect (like the deposit and solicitor fees), it's the dozen smaller costs that add up fast. In my experience as a mortgage broker, most people underestimate the total cost of moving by at least £2,000-3,000.
Scotland's property system works differently from England and Wales, which means the costs are structured differently too – some things are cheaper (like surveys), while others might surprise you (like LBTT). In this guide, I'll give you a complete breakdown of every cost involved in moving house in Scotland, so you can budget properly and avoid any nasty surprises.
Costs When Buying a Property
Solicitor/Conveyancing Fees
In Scotland, solicitors play a much bigger role than in England – they handle the offer, negotiate missives, and manage the legal transfer. Expect to pay £995-£1,500 + VAT for the purchase side. This includes the legal work, anti-money laundering checks, land registration, and searches.
Land and Buildings Transaction Tax (LBTT)
Scotland has its own property tax system instead of Stamp Duty. LBTT is calculated on the portion of the price within each band:
| Purchase Price Band | LBTT Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 - £250,000 | 2% |
| £250,001 - £325,000 | 5% |
| £325,001 - £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyer relief: If you're a first-time buyer, you pay 0% on the first £175,000 (instead of £145,000), saving you up to £600. For more on what first-time buyers need, check out our guide on deposits for first-time buyers.
Additional Dwelling Supplement (ADS): Buying an additional property? You'll pay an extra 8% on the entire purchase price on top of standard LBTT.
Mortgage Costs
Several costs are associated with getting your mortgage sorted:
- Arrangement fee: £500-£1,500 (can often be added to the mortgage, though you'll pay interest on it)
- Valuation fee: £150-£1,500 depending on property value (many deals include a free valuation)
- Broker fee: Many brokers (including McGhie Mortgages) are paid by the lender, so there's no cost to you
To understand everything you need to prepare for a mortgage application, see our guide on the 12 essential things you need to apply.
Costs When Selling a Property
Home Report
In Scotland, the seller must provide a Home Report before putting the property on the market. This costs approximately £600 and includes a single survey, an energy report (EPC), and a property questionnaire. This is a Scotland-specific cost – in England, buyers pay for their own survey.
Estate Agent Fees
Estate agents in Scotland typically charge 1-1.5% + VAT of the sale price. Many Scottish solicitor-estate agents offer combined legal and selling services, which can work out cheaper than using separate firms. On a £292,000 sale, agent fees would be approximately £2,920-£4,380 + VAT.
Solicitor Fees (Selling Side)
Solicitor fees for selling are typically £500-£1,500 + VAT. This covers concluding missives, dealing with the title, and managing the settlement process.
Other Moving Costs
- Removal costs: £300-£1,000+ depending on distance, volume, and whether you use professional packers
- Mail redirection: £35-£68 for 3-12 months via Royal Mail
- New furnishings and repairs: Budget at least £1,000-£3,000 for immediate needs
- Storage: £50-£150/month if there's a gap between selling and buying
Total Cost Example: Moving at £292,000
Let's put it all together with a realistic example. The average house price in Scotland is around £292,000 (as of early 2026). Here's what moving might cost if you're both buying and selling:
| Cost | Estimated Amount |
|---|---|
| Solicitor fees (buying) | £1,200 + VAT (£1,440) |
| LBTT | £4,200 |
| Mortgage arrangement fee | £999 |
| Solicitor fees (selling) | £800 + VAT (£960) |
| Home Report | £600 |
| Estate agent (1.25%+VAT) | £4,380 |
| Removals | £600 |
| TOTAL (approximate) | £13,179 |
Note: This is a guide only. Your actual costs will vary depending on your property value, solicitor, agent, and mortgage product. First-time buyers would save on the selling costs and benefit from LBTT relief.
Planning a Move in Scotland?
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Book Your Free ConsultationFrequently Asked Questions
Do I need a survey if I'm buying in Scotland?
No – this is one of Scotland's big advantages. The seller provides a Home Report which includes a single survey (similar to a HomeBuyer Report in England). This means you don't pay for a survey. However, the Home Report survey may not be as detailed as a full building survey, so for older or unusual properties, you might want to commission an additional private survey at your own cost (typically £400-800).
Can I add the mortgage arrangement fee to my loan?
Yes, most lenders allow you to add the arrangement fee to the mortgage. This avoids an upfront cost but means you'll pay interest on the fee over the life of the mortgage. For example, a £999 fee added to a 25-year mortgage at 4.5% would cost you roughly £1,660 in total. Sometimes it's better to choose a deal with no fee but a slightly higher rate – a broker can calculate which option saves you more overall.
What's the difference between LBTT and Stamp Duty?
LBTT (Land and Buildings Transaction Tax) is Scotland's version of Stamp Duty. The key difference is the thresholds and rates. Scotland's nil-rate band is £145,000 (£175,000 for first-time buyers), and the rates at each band differ from England. Overall, LBTT tends to be slightly more favourable for properties under £325,000 but can be higher for more expensive properties.
How can I reduce the cost of moving?
There are several ways to keep costs down. Choose a mortgage with no arrangement fee or a free valuation. Use a solicitor-estate agent who offers combined services at a discount. Get multiple removal quotes. Time your move to avoid rental overlap. And most importantly, use a mortgage broker who can find deals with free legal work and valuations included – many remortgage products, for example, come with free legal fees.
Budget Properly and Move with Confidence
Moving house in Scotland doesn't have to be full of financial surprises. By understanding every cost upfront and planning your budget carefully, you can focus on the exciting part – finding your next home.
At McGhie Mortgages, I help buyers and home movers across Edinburgh, the Lothians, and all of Scotland find the right mortgage while keeping costs to a minimum. I'll search the whole market for deals with the lowest fees and best rates for your situation.
Planning your next move? Book a free, no-obligation consultation and let's make sure you know exactly what to budget for.