Conveyancing solicitors in Inverness & the Highlands

Conveyancing FAQ

• What is conveyancing?

  Conveyancing is the process of transferring property ownership from one party to another. In Scotland, this involves a qualified conveyancing solicitor handling all aspects of the transaction, including contracts, property searches, compliance with Scots property law, and managing conveyancing fees and associated costs.

  After an offer is accepted, solicitors representing both the buyer and seller undertake the conveyancing process. This includes conducting essential property searches, negotiating contract terms, known as missives, and preparing all necessary documents. In Scotland, missives become legally binding once both parties agree to the terms, marking a crucial stage in your property journey.

  Your solicitor will also manage the transfer of funds, offer advice on conveyancing fees, and ensure every detail is covered before settlement and the handover of keys. Whether you're buying or selling a property in Inverness, working with an experienced local conveyancing solicitor ensures a smooth, compliant, and stress-free transaction.

• What legal documents do you need when selling a property in Scotland?

  Selling a property in Scotland involves several essential legal documents to ensure compliance with legal requirements. These key documents include:

  • Title Deeds: These documents confirm your ownership of the property and provide crucial details such as property boundaries, access rights, and any associated obligations or restrictions.

  • Title deeds: Confirm ownership and provide property details.

  • Home Report: Including Single Survey, EPC, and Property Questionnaire.

  • Land and Buildings Transaction Tax (LBTT): Required for higher-value property transactions.

  • Missives: Legally binding contract letters between solicitors.

  • Completion Statement: Financial details including solicitor fees and mortgage discharge.

  Our experienced team of conveyancing solicitors will handle the preparation, review, and management of these vital documents, ensuring your property sale is legally compliant, efficient, and hassle-free.

• How much are conveyancing fees?

  We believe in clear, upfront pricing with no hidden costs. Our conveyancing quotes are transparent, competitive, and tailored to your specific transaction so you know exactly what to expect. Whether you're buying or selling, we’ll provide a personalised quote covering all legal fees and typical costs, including offer advice, property searches, and title registration.

  If you're selling and also instruct us to handle your conveyancing, you can add our estate agency service for a fixed fee starting from £995 plus VAT (£1,194). This covers all estate agency work, including marketing and managing your sale, offering a straightforward and cost-effective way to sell your home.

• Additional costs to consider when buying a property in Scotland

  Alongside conveyancing fees, there are several other important costs involved in a property purchase in Scotland. These can vary depending on your circumstances, but here are the key charges to be aware of:

  • Land and Buildings Transaction Tax (LBTT): This is Scotland’s version of stamp duty. The amount payable depends on the purchase price. First-time buyers may benefit from LBTT relief on properties up to £175,000.

  • Additional Dwelling Supplement (ADS): If you already own a property anywhere in the UK, a 6% surcharge applies to your new purchase, even if it’s a second home or investment property.

  • Registration fees: Charged by Registers of Scotland for registering your title. These are based on a sliding scale depending on the property's value.

  • Mortgage fees: Lenders may charge an arrangement fee, plus a valuation fee if their own surveyor needs to inspect the property.

  • Survey or valuation costs: Although sellers in Scotland must provide a Home Report, buyers sometimes commission their own independent survey for peace of mind, especially for older or rural properties.

  • Insurance: Buildings insurance is often required by lenders and must be in place before completion.

  Understanding these potential costs in advance helps you plan your budget more effectively and avoid delays during the conveyancing stage. Our team can explain the full breakdown of costs and provide tailored advice to suit your needs.

• How long do property transactions take?

  A typical property move in Scotland takes around six to 12 weeks from offer to completion. However, this can vary depending on factors like mortgage delays, legal checks, the length of the property chain, or the complexity of the sale. In Inverness and the Highlands, rural or remote properties may need extra checks or specialist surveys, which can slightly extend the timeline. We manage these issues proactively and keep you updated throughout, helping your move go as smoothly as possible.

• What documents do I need to buy or sell a property in Scotland?

  Both buyers and sellers must provide specific documentation:

  • Sellers need a Home Report (including survey, EPC, and property questionnaire), title deeds, and any planning or building consents.

  • Buyers should prepare proof of identity, a mortgage agreement in principle, and possibly evidence of funds. Gifted deposits also require solicitor verification.

  We’ll guide you through each stage to ensure all documents are submitted correctly and on time, helping to avoid any unexpected setbacks.

• Do your conveyancing solicitors have expertise in crofting law?

  Yes. Our Highlands-based team has significant experience in crofting law and regularly advises clients on buying, selling, transferring, or registering crofts. We understand the unique legal framework governing crofting tenure and can assist crofters, landlords, and community groups in meeting the Crofting Commission’s requirements. For more on this service, please visit our dedicated crofting law page.

• Tips for moving to the Highlands from outside of Scotland

  ​​​​​​Moving to the Scottish Highlands is a dream come true for many people, offering a unique lifestyle, stunning landscapes, and friendly communities. However, it's important to carefully plan your move and fully understand the local property market and Scottish conveyancing process before you go ahead. Here are our top tips:

  1. Explore your preferred areas carefully
     The Highlands offer a wide variety of living environments, from lively towns like Inverness to remote countryside settings. Consider key factors such as transport links, amenities, broadband coverage, local schools, and healthcare. Visiting at different times of year, especially in winter, will help you understand seasonal conditions before committing.
  2. Familiarise yourself with the Scottish conveyancing process
     Scotland’s property laws differ from those in the rest of the UK. Key elements include the Home Report, missives (the legally binding contract exchange), and the solicitor-led offer process. Familiarising yourself with the process and engaging a conveyancing solicitor early provides clarity, helps avoid legal missteps, and keeps the process on track.
  3. Budget beyond the purchase price
     In addition to the agreed price, factor in costs such as Land and Buildings Transaction Tax (LBTT), solicitor fees, survey and registration charges, and moving expenses. A solicitor can provide a full cost breakdown early in the process, ensuring you’re financially prepared and avoiding last-minute surprises.
  4. Be aware of rural property considerations
     Highland properties often involve unique legal features such as crofting rights, shared access, private water supplies, or septic tanks. These should be carefully reviewed by a local conveyancing solicitor with experience in rural transactions to ensure there are no future complications.
  5. Choose professionals with local knowledge
     Working with solicitors who are experienced in Scots property law and understand the Highland market can make a significant difference. Their local insight and legal expertise will help guide your purchase or sale smoothly, ensuring your property journey is informed and well supported.