If you’re thinking about buying a home in Scotland, you’ll quickly come across a few terms that might feel unfamiliar – especially “offers over” and the closing date process.
Whether you’re a first-time buyer or relocating from elsewhere in the UK, this guide will explain how the Scottish process works – simply, clearly, and without the legal jargon.
Because at Belvoir, we know that property is personal.
What’s different about buying a home in Scotland?
Scotland has its own legal system – and that includes how homes are bought and sold.
The key differences buyers notice are:
- Homes are often listed as “offers over” a certain price
- There’s usually a closing date for submitting offers
- Once an offer is accepted, it’s legally binding much earlier than in England or Wales
The Scottish process is designed to reduce uncertainty – and make the transaction smoother. But it’s worth understanding the steps clearly before you start making offers.
What does “offers over” mean in Scotland?
In many parts of Scotland – especially in competitive areas like Inverness – you’ll see homes marketed at “offers over” a set price.
Here’s what that means in practice:
- The property has a home report value (more on that below)
- The “offers over” price is usually set below the valuation to encourage interest
- Buyers are expected to bid above the advertised price
So if a home is listed at “offers over £200,000”, you might need to offer £210,000 or more to be in with a chance – depending on market demand.
What is a home report?
Every property on the open market in Scotland must have a home report, which is provided by the seller. It includes:
- A single survey with an independent property valuation
- A property condition report
- An energy performance certificate (EPC)
As a buyer, you can request this report before booking a viewing. It gives you a transparent view of the property’s value and condition – something you don’t always get elsewhere in the UK.
Tip: The valuation in the home report is a good guide for what your offer should be based on – not the “offers over” price.
How does the offer process work?
Once you’ve viewed a property and read the home report, you can note your interest with your solicitor. This tells the seller you’re thinking of making an offer.
In most cases, the seller’s solicitor will then set a closing date.
Closing date Scotland explained
The closing date is a fixed time and date by which all interested buyers must submit their best and final offer – usually in writing, through their solicitor.
Some key points:
- You don’t get to see other bids – it’s a blind offer
- There’s usually no second chance – the seller chooses the best offer
- Price matters, but conditions and flexibility can also influence the decision
Because of this, it’s common to offer 5-10% (or more) over the home report value in high-demand areas. Your solicitor can guide you on what’s realistic based on market trends in Inverness.
How is your offer submitted?
In Scotland, all formal offers are submitted by your solicitor. This offer is legally structured and includes details like:
- Your proposed price
- Any conditions (such as subject to mortgage approval)
- Your preferred entry date (the date you get the keys)
Once the seller accepts, the sale becomes binding very quickly – which is one reason the process moves faster than in other parts of the UK.
When does it become legally binding?
One of the biggest differences when buying a home in Scotland is when the sale becomes official.
In Scotland, there’s no “subject to contract” stage. Instead:
- Your solicitor and the seller’s solicitor exchange a series of formal letters called missives
- Once the missives are concluded, you’re in a legally binding contract
- Pulling out after this point could mean legal and financial penalties
That’s why it’s important to have all your checks – and your mortgage agreement – in place before making an offer.
How long does the Scottish home buying process take?
In Scotland, the process from offer to completion is typically quicker and less stressful. Here’s a rough guide:
| Stage | Time Estimate |
| Note interest | 1–3 days after viewing |
| Closing date | Set within 1–2 weeks |
| Offer accepted | Day of closing date |
| Conclude missives | 1–3 weeks |
| Completion | Usually 4–8 weeks |
The timescale can vary based on the seller’s situation and how fast your solicitor works – but overall, the Scottish process is less likely to fall through compared to England.
Does “offers over” always mean a bidding war?
Not always – but in popular places like Inverness, it’s common. Some homes receive multiple bids, while others only get one.
You’ll improve your chances by:
- Acting quickly to note interest
- Being clear and confident in your bid
- Having your solicitor and mortgage agreement ready
Remember, your best offer should be one you’re happy to win with – but not disappointed to lose with.
What if there’s no closing date?
Not every property goes to a closing date. If you’re the only buyer to note interest, you may be able to make an offer sooner.
This is more likely with:
- Homes that have been on the market for a while
- Properties in quieter areas or with niche appeal
In these cases, the seller might accept your offer directly – but always speak to your solicitor first.
Who do you need on your side?
Buying in Scotland means working closely with a Scottish solicitor – ideally one based in or familiar with the Inverness property market. You’ll also want:
- A trusted mortgage adviser (especially for first-time buyers)
- A responsive estate agent who keeps you updated
At Belvoir Inverness, we’re proud to help buyers navigate the process with confidence – whether you’re moving from nearby or making Scotland your new home.
Final thoughts
Scotland’s “offers over” and closing date system may seem confusing at first, but with the right support, it can actually make buying simpler and more secure.
The key is preparation. Get mortgage-ready, work with a local solicitor, and understand what a competitive offer looks like.
And if you’re buying in Inverness, we’re here to help every step of the way – because property is personal.
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