Buying a property with Harper Macleod

Edinburgh is one of the UK's most sought-after locations, so understanding the property market is key to making informed decisions. Whether you're already a homeowner or a first time buyer, at Harper Macleod, we simplify the home buying process, ensuring you have the support and information needed for a smooth experience.

Aileen Venables
Partner
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Selling your home with us

With decades of estate agency expertise now brought to our Edinburgh office, Harper Macleod is your trusted partner for all property needs. Our one-stop-shop covers everything from property marketing to conveyancing, ensuring smooth and efficient transactions. Our commitment to ethical standards and client satisfaction means you can trust us to handle your property sale with professionalism, achieving the best value with minimal stress.

About Harper Macleod

With offices across Scotland, Harper Macleod has built a strong reputation for providing expert legal and estate agency services. Our experienced team ensures a smooth, hassle-free process whether you’re buying or selling property.

  • Aileen dealt with the selling of my flat. She made everything run smoothly from start to finish, with no stress at all. Highly recommend!
    Lindsay Bell
  • We are first-time buyers and honestly couldn't have had better service and better dealings with Aileen. They have been quick and efficient with absolutely everything and have guided us through the process perfectly. They are a delight to work with and We would highly recommend them. Thank you again!
    Siobhan Ronalson
  • Aileen was fantastic, professional & personable. Helped us buy our new home and finalise our mortgage. Highly recommend.
    Chris Black
  • John and Aileen assisted with my flat purchase. It went extremely smoothly, and I was very pleased with the process! I would not hesitate to recommend Aileen—she is a star!
    Alan McCracken

    Publications

    Property Staging Guide

    Get your property ready to sell with our property staging guide.

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    Home buying process

    Starting your property journey in Edinburgh might feel a bit overwhelming at first, but with some thoughtful planning and the right guidance from an experienced Solicitor, it can quickly turn into an exciting and rewarding experience. Every step matters; from setting a budget and starting your property search, to making an offer and managing the legal work. The following step-by-step guide will walk you through the home buying process, helping you feel confident, informed, and in control.

    Starting your property search

    Looking for a new home is exciting, but Edinburgh’s fast-paced property market can feel a bit overwhelming. Before you start house hunting, take time to think about what matters most. Do you want a traditional flat, a new build property, or a family home? Areas like Marchmont, Leith and Morningside all offer something different, so focus on what fits your lifestyle.

    Think about priorities like being close to work, good schools, local amenities or properties offering modern amenities and lower running costs. This will help make the home buying process easier and more focused.

    Use local estate agents and online platforms to explore what's available and compare house prices. You can browse listings, check out mortgage deals, and even consider buying off plan. Whether you're looking for a period flat or a new build property, online searches are a great way to get started. Be sure to share your priorities with your estate agent - experienced local estate agents know the market inside out and can offer insights and advice you won’t always find online.

    The role of professionals in your property purchase

    • Estate agents: They’re not just there to sell homes. A good estate agent can even help you find the right property. If they're aware of your budget and preferences, they can identify suitable options and may even introduce you to properties before they’re officially listed. Our experienced team knows the Edinburgh market inside out and is here to support your search, offer expert advice, and help you feel confident throughout the home buying process.
    • Mortgage advisers: A mortgage broker isn't essential, but they can help you navigate mortgage lender products, from finding the best mortgage deal to explaining interest rates, mortgage term options, and what you’ll pay in interest. They are there to help ensure you understand all costs involved, including fees and monthly mortgage payments, so you can apply for a mortgage with confidence.
    • Conveyancing solicitors: Your conveyancing solicitor manages the legal processesfrom submitting offers and negotiating the contract (missives), to reviewing contracts from the seller’s solicitor, reporting on the title, handling Land and Buildings Transaction Tax (known as stamp duty elsewhere in the UK), dealing with leasehold property details, and concluding the missives (exchange of contracts).
      At Harper Macleod, we provide comprehensive conveyancing services ensuring a smooth transaction. Our team’s expertise in legal requirements and property law means you can rely on us to handle every detail efficiently, saving you time and ensuring everything runs smoothly.
    • Surveyors: A chartered surveyor can provide a detailed survey or full structural survey to give you a clearer understanding of the property’s condition. Whether your mortgage lender requires a mortgage valuation, or you’re instructing an additional survey report due to concerns raised in the Home Report, surveyors play a key role in identifying potential issues such as structural defects, flood risk, or necessary works that could impact the asking price or influence your decision to proceed.

    Buying a home is an investment, and your team should support every step, from your first viewing, until you exchange contracts. Our aim is to help you make confident choices that suit your lifestyle and your budget.

    Financial considerations when buying a property

    When purchasing a property, it’s important to get a clear picture of your finances early on. Before you apply for a mortgage, make sure you know your household income, credit score, and employment status. If you're self-employed, be prepared to show tax returns and bank statements as proof of income.

    The mortgage market is full of different products, interest rates, and providers, and it can be hard to determine which is the best option for you. While you can research this yourself, you may want to consult an independent financial adviser to help compare mortgage deals and find one that suits your needs. A good mortgage broker can also guide you through the process and help you find a competitive rate.

    A mortgage application typically starts with getting a mortgage in principle (MIP), giving you a rough idea of how much you might be able to borrow. Once you’ve had an offer accepted on a property, you’ll need to submit a full mortgage application. This will include detailed information about your income, expenses, and credit history. As part of this process, a full mortgage valuation will be required by the lender to assess the property’s value - some lenders will consider the home report valuation when assessing this figure. Your lender will then give you a formal mortgage offer.

    Over time, you’ll pay interest on your loan, so it’s important to understand the full implications of your mortgage term and the projected monthly payments before and after it ends. There are also other mortgage costs to consider, such as arrangement fees, valuation fees, and legal work.

    You should budget for both one-off and recurring costs. These may include LBTT, estate agent’s fees, buildings insurance, utility bills, general property maintenance, a reservation fee for new builds, or moving costs such as storage or hiring a removal company. Factoring in these expenses early can help you stay on top of your finances and settle into your new home without added stress.

    Property surveys and searches

    It is essential to carry out detailed property surveys and searches to uncover any risks or hidden issues before you exchange contracts. This helps you make informed decisions and avoid unexpected problems after committing to the purchase.

    When you find a property, you're interested in, ask for the Home Report. In Scotland, a Home Report is legally required for most residential property sales and the seller, or their estate agent must provide it upon request within nine days. Reviewing it is important as it gives insight into the condition of the property, it's energy efficiency and importantly the valuation - making property checking easier and helping avoid surprises.

    The Home Report: what it includes

    In Scotland, a Home Report is legally required for most residential properties before they go on the market. It is a house survey that gives prospective buyers vital information early in the process and helps avoid unexpected issues later.

    A Home Report is made up of three parts:

    • Single Survey: Prepared by chartered surveyors, this includes a detailed assessment of the property’s condition and a valuation.
    • Energy Report: This contains the Energy Performance Certificate (EPC), rating the property's energy efficiency and recommending improvements that can reduce running costs.
    • Property Questionnaire: Completed by the seller, this outlines practical details such as alterations, parking, council tax band, and any relevant interactions with the local council or local authorities.

    The Home Report will highlight whether further detailed inspection, like a full structural survey, would be beneficial. For more information check out our article Home Reports Explained.

    Commissioning your own surveys

    While the Home Report offers an overview of the condition of the property, it can still be worthwhile to commission your own survey, particularly if you’re buying an older home, a leasehold property, or one that has been significantly altered.

    Commissioning an independent property survey can help you:

    • Identify potential issues that may not have been picked up in the Home Report
    • Gain a clearer understanding of the property’s true condition
    • Strengthen your negotiating position before finalising the purchase price

    Always work with reputable local firms and chartered surveyors to organise additional inspections tailored to your needs. These can include:

    • Full structural surveys: ideal for older or unusual properties
    • Timber and damp reports: to detect hidden issues affecting the fabric of the building
    • Flood risk assessments to understand environmental vulnerabilities
    • Structural engineer evaluations: to assess significant alterations or suspected defects

    Although each additional property survey will involve extra costs, they can help you avoid unexpected repairs or renegotiate the property price if major issues are found.

    Essential property searches

    Legal property searches are also a crucial part of the process. These uncover legal, environmental, and planning-related issues that may affect the property. Common searches include:

    • Local authority searches for planning applications or enforcement notices
    • Land Register checks to confirm legal ownership
    • Energy Performance Certificate tells you how energy efficient the property is

    Making an offer and securing the property

    Determining the right offer is about more than just matching the asking price - it’s about understanding the property’s true market value and your position as a buyer. For example, in Scotland, it’s common for properties to be marketed as “offers over” a certain amount. This means the final sale price is likely to be higher than the advertised figure, especially in competitive areas like Edinburgh.

    By researching local sold prices and checking the home reports of similar properties, you can judge whether a property is realistically priced. It’s also important to be aware that anything you offer above the home report valuation, and potentially above the mortgage lender’s valuation, often will not be covered by your mortgage lender. This means you’ll need to fund that difference yourself, so make sure you understand the potential extra costs involved and budget for this in your offer and mortgage application.

    Your status as a buyer can also influence the seller’s decision. First time buyers and cash buyers often have an edge, even if they’re not making the highest monetary offer, because they can avoid a property chain and move more quickly. Sellers may prioritise a smooth transaction over a slightly higher price. See our FAQ section below for more tips on how to show that you're an attractive buyer.

    The offer process usually begins with you submitting a formal proposal to the seller via your solicitor. Once your offer is accepted, your Solicitor will then negotiate the missives (contract) on your behalf.

    At Harper Macleod, we’re here to guide you through your property journey, helping you make confident decisions and secure your new home smoothly and successfully. Want to learn more? Talk to our team or visit our step-by-step guide on how to make an offer on a property.

    Legal process and missives of sale (exchange of contracts)

    In Scotland, the legal process for buying a property centres around the missives - a series of formal letters exchanged between the buyer’s and seller’s solicitors. These letters form a binding contract once all terms are agreed.

    The conveyancing process involves examining the property’s legal title, ensuring that all documents are in order, and preparing the necessary paperwork to legally transfer ownership. This stage also includes essential property searches, reviewing the Energy Performance Certificate and ensuring there are no legal barriers to the sale.

    As experienced conveyancing solicitors, Harper Macleod acts on your behalf from the moment you decide to proceed with a purchase. Our job is to review the title deeds, highlight any legal concerns with the seller’s solicitor, and ensure the title you receive is valid and free from issues that could impact your interest in the property or its future resale. We will guide you through every step, keeping you informed and in control.

    Ahead of your completion date, we prepare a detailed financial statement, so you know exactly what you’re paying, including any mortgage cost and additional costs associated with the purchase.

    Once the missives are concluded and the transaction is ready to settle, we arrange for registration of your ownership and any loan documents with the Land Register of Scotland. After registration, we provide you with copies of the title and send the original documents to your mortgage lender if required.

    Our goal is to make buying a home as smooth as possible, taking care of the legal side of things so you can focus on your move with confidence and peace of mind.

    Conclusions

    Buying a property takes careful planning and trusted local guidance, especially in a fast-paced and in-demand market like Edinburgh. From starting your house hunt and understanding financial considerations, to making an offer and navigating the legal process, every step matters.

    Having the right team of professionals acting for you can make the process much easier. Support from experienced local Solicitors, the journey can be smooth and stress-free.

    A well-planned property purchase can become a valuable long-term investment. With research and good advice, you can find a home that suits your current needs while offering financial security for the future. Harper Macleod is here to help you achieve your property goals with confidence and ease.

    We offer complete support to make your property purchase as stress-free as possible. Whether you're a first-time buyer or already own your home, our advice is always tailored to you. From your first property search to the point you exchange contracts, our team ensures nothing is overlooked.

    Wherever you are in the process, from browsing properties to securing a formal mortgage offer, we’re ready to help. Speak to our team today and take your next step in the Edinburgh property market with confidence.

    Ready to get started?

    Our team is here to support you every step of the way. Contact us today for expert guidance.

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    Citypoint
    65 Haymarket Terrace
    Edinburgh
    EH12 5HD

    FAQ's

    • How can you improve your chances in a competitive property market?

      What makes you an attractive buyer? It’s a question we get asked all the time, and for good reason. In a competitive property market, standing out can make all the difference.

      Cash buyers and first-time buyers often have an advantage, as they tend to sit at either end of the property chain and can usually move quickly. But even if you’re not in this position, there are still plenty of ways to show sellers that you’re serious, prepared, and ready to proceed:

      • Research the local property market: Understanding property values and trends shows you're informed and proactive.
      • Secure a mortgage decision in principle: Obtaining an agreement from a mortgage lender shows sellers that you have the financial backing and are ready to proceed swiftly.
      • Have your property on the market: If you need to sell your current home, having it already on the market, or being ready to list it quickly, shows you are prepared to move forward without delay.
      • Ask detailed questions during viewings: This indicates genuine interest and careful consideration of the property.
      • Be organised: Ensure all necessary paperwork and documentation are ready for quick submission when making an offer.
      • Communicate openly and regularly: Keep the seller or estate agent updated on your progress and promptly address any queries.

      Being respectful, well-prepared, and ready to move fast can go a long way in helping you stand out from other buyers.

    • What is the purchase process in Scotland?

      Buying a home in Scotland has some key differences from the rest of the UK. In Scotland, homes are typically marketed at either a fixed price or as offers over. Once you find a property you're interested in, your solicitor will usually submit a note of interest on your behalf. This lets the seller know you're interested and ensures you’re kept informed of any upcoming closing dates for offers.

      After that, your solicitor will help you make a formal offer. If your offer is accepted, the process of concluding missives begins. This is the legal exchange of letters between your solicitor and the seller’s solicitor, which forms a binding contract. In Scotland, once missives are concluded, both parties are legally committed to the sale and purchase.

      Unlike in other parts of the UK, the Scottish process offers greater certainty and typically reduces the risk of a sale falling through at the last minute.

      You'll also go through key steps such as:

      • Arranging a mortgage with a lender or broker
      • Conducting property checks such as surveys and searches
      • Reviewing the Home Report, which includes an Energy Performance Certificate, survey of the property, and valuation
      • Agreeing on a completion date when you’ll receive the keys and take ownership

      If you're unsure where to start, speak to our team or check out our step-by-step guide on how to make an offer on a property. We’ll walk you through everything clearly and help make the process feel manageable from start to finish.

    • When's the best time to buy a property?

      There's no universally perfect time to buy property but considering certain factors can help you find the right home at the right time. Here are some important points to consider:

      1. Seasonal market trends: Spring and early autumn are traditionally busy periods in the property market. More homes typically become available during these times, offering buyers greater choice.
      2. Local market conditions: Keep an eye on local housing market trends. If house prices in Edinburgh are stable or declining, or if there’s high competition among sellers, it may be an advantageous time to negotiate a good purchase price. Local agents can provide valuable insights into current market conditions.
      3. Your personal needs: Your decision should align with your individual or family circumstances, such as job relocation, school term dates, retirement planning, or changes in household size.
      4. Financial readiness: Make sure your finances are prepared before house hunting. This includes securing a mortgage offer, budgeting for ongoing costs such as legal fees, mortgage payments, moving expenses, and ensuring you’re financially comfortable with the commitments.
      5. Coordinating your purchase with a property sale: If you need to sell your current home to buy your next property, aligning these transactions can simplify the process and reduce stress. Coordinating your sale and purchase timelines can also help you avoid temporary housing arrangements.
    • What is the cost of buying a home in Scotland?

      Purchasing a home can be an expensive process, with several costs involved beyond the property's price. Understanding these upfront helps you budget effectively and avoid any surprises. While exact costs vary depending on the individual property sale, in general, the higher the agreed sale price, the higher the associated costs. In Scotland many associated costs are scaled in relation to the sale price.

      Below are some of the most common costs you can expect during the home buying process:

      • Property price: The advertised asking price or agreed-upon sale price of the property you intend to purchase.
      • Mortgage deposit: An initial lump sum you pay upfront, typically between 5% and 20% of the property's purchase price.Not sure what this means ?
      • Mortgage fees: Fees charged by your mortgage provider, including arrangement, valuation, and booking fees, associated with setting up your mortgage. These are sometimes added to your mortgage and paid over time, but it's important to clarify with your lender whether anything is due upfront.
      • Legal fees: Also referred to as solicitor fees. These cover the cost of your conveyancing solicitor handling all the legal work – including checks, paperwork, and the transfer of ownership.
      • Surveyor Fees: Fees paid to a chartered surveyor for conducting property surveys, ranging from basic valuations to detailed structural inspections.
      • Land and Buildings Transaction Tax (LBTT): A tax payable to the Scottish Government based on the property's purchase price, similar to stamp duty elsewhere in the UK. LBTT is calculated using progressive bands, meaning different portions of the property price are taxed at varying rates. If you buy a property for less than the threshold, there’s no LBTT to pay. First-time buyers may be eligible for relief or reduced rates, potentially reducing their overall LBTT costs.
      • Moving Costs: Expenses related to hiring a removal company or renting transportation, along with packing materials and potential temporary storage.
      • Property Maintenance Costs: Ongoing costs associated with maintaining and repairing your new home to keep it in good condition after moving in. Additionally, surveys may highlight specific repairs or maintenance required, so it’s wise to allocate funds for any immediate work identified in survey reports.
    • What advice would we give to first time buyers?

      Buying your first home is an exciting milestone, but it can also feel overwhelming with so many steps, terms, and decisions involved. You’re not only navigating the property market for the first time, but you may also be unfamiliar with the financial and legal aspects of the process. That’s where expert guidance can make a real difference.

      Understanding the purchase process in Scotland

      Buying a home in Scotland works a bit differently than in the rest of the UK, so it’s important to understand the process—especially if you’re a first-time buyer.

      The Scottish system is designed to offer greater certainty and typically reduces the risk of a sale falling through at the last minute. It follows a distinct legal structure, and once you’ve found a property, your solicitor will take key steps to register your interest and help you make an offer. If it’s accepted, the deal becomes legally binding earlier than in other parts of the UK.

      For more information, check out our FAQ: What is the purchase process in Scotland? Or, if you’re ready to take the next step, our guide How to make an offer on a property walks you through everything clearly and helps make the process feel straightforward from start to finish.

      Explore first time buyer schemes

      To make getting on the property ladder more achievable, there have been several government-backed schemes and savings incentives designed to support you if you're first-time buyer. Check mygov.scot for the latest support available.

      Consider setting up a Lifetime ISA (LISA)

      If you’re saving for a deposit, a Lifetime ISA can be a powerful tool. You can save up to £4,000 a year, and the government will add a 25% bonus, potentially giving you up to £1,000 extra annually towards your first property.

      Understand mortgage terms and repayments

      Before you apply for a mortgage, it’s important to understand the key factors involved:

      • Mortgage in Principle (MIP): This is an estimate from a mortgage lender showing what they may be willing to lend. However, it’s important not to rely on borrowing the full amount. The MIP is the maximum figure, and after a full financial assessment, you may be offered less. Leave some headroom in your budget to avoid disappointment.
      • Mortgage terms: This refers to the length of your mortgage agreement, typically 25 to 35 years. A longer term may mean lower monthly repayments, but more interest paid overall.
      • Interest rates: Mortgages come with either fixed or variable interest rates. Fixed rates offer predictable monthly payments, while variable rates can go up or down depending on market conditions such as interest rates.
      • Monthly repayments: Be sure to calculate your monthly mortgage payments (capital + interest) and ensure they’re affordable alongside ongoing costs like buildings insurance, utility bills, and council tax.
      • Mortgage costs: Additional costs may include arrangement fees, valuation fees, legal costs, and charges for setting up your loan.
    • ID verification requirements

      Estate agencies, conveyancing solicitors, and mortgage lenders in Scotland are required by law to verify your identity and address as part of stringent measures aimed at preventing money laundering and fraud. Typically, you'll be asked to provide documents such as a valid passport or driving licence, along with recent utility bills or bank statements confirming your current address. These checks will usually take place at the outset of your property transaction, ensuring compliance with legal obligations and helping to safeguard your interests throughout the home buying process.