Step-by-step guide
Every property transaction is unique, but our proven methodology ensures nothing falls through the cracks. Below is the journey most clients experience when working with us.
Initial consultation
Your journey begins with a free, no-obligation conversation — by phone, video call or in person at our offices. During this session we listen carefully to your objectives, whether you are purchasing a family home, selling a commercial unit or resolving a boundary dispute. We assess the complexity of your matter, outline the likely timeline and provide a clear, fixed-fee quote so there are no financial surprises later. This consultation typically lasts thirty to forty-five minutes and gives you the opportunity to ask any questions about Scots property law, the conveyancing process or our firm before committing.
Engagement and due diligence
Once you instruct us, we issue a formal letter of engagement setting out the scope of work, our fees and the estimated completion date. We then begin our due diligence: ordering property searches from Registers of Scotland, reviewing title deeds, checking for outstanding securities, examining planning permissions and confirming compliance with building regulations. For purchases we also request a home report and liaise with your mortgage lender to ensure the valuation and lending conditions are satisfied. This stage is where potential issues — such as missing deeds, restrictive burdens or unregistered rights of way — are identified and addressed before they can delay completion.
Negotiation and missives
In Scotland, the exchange of missives is the formal process by which buyer and seller reach a legally binding contract. Our solicitors draft or review the offer, negotiate adjustments to conditions, and handle any counter-proposals. We ensure that the missives protect your position on matters such as the date of entry, fixtures and fittings, any repairs required and the allocation of risk between exchange and settlement. We keep you informed of every development and explain the legal implications of each clause in plain English so you can make confident decisions.
Pre-completion checks
With missives concluded, we carry out final pre-completion checks. These include confirming that all search results are clear, verifying that the seller has discharged any outstanding loans secured against the property, and ensuring that all contractual conditions have been met. If you are buying with a mortgage, we draw down the loan funds from your lender and prepare the settlement statement showing the exact amounts due. We also prepare the disposition — the document that transfers ownership — and arrange for it to be signed.
Settlement and registration
On the agreed date of entry, we transfer the purchase price to the seller's solicitor and receive the signed disposition and title deeds in return. We then register your ownership with Registers of Scotland, ensuring the Land Register accurately reflects the new title. For sellers, we confirm receipt of funds, discharge any existing securities and remit the net proceeds to your account. Once registration is complete, we send you a final closing letter with copies of all key documents for your records. The entire process, from instruction to completion, typically takes between four and eight weeks for a standard residential transaction.
Post-completion support
Our relationship does not end at settlement. We remain available to answer questions about your title, assist with future remortgages, handle any post-completion issues such as LBTT returns, and provide ongoing property law advice whenever you need it. Many of our clients return to us for subsequent transactions, and we are always happy to offer preferential rates to returning clients as a thank-you for their loyalty.
What to expect along the way
Transparency is central to how we operate. Here are some practical details about working with our team.
Communication
Your dedicated solicitor is your single point of contact throughout the matter. We provide regular updates by email and are always available by phone during office hours. Many clients appreciate our secure online portal where you can track the status of your transaction, upload documents and view your fee statement at any time.
Timescales
A standard residential purchase or sale typically completes within four to eight weeks from instruction. Complex transactions — such as those involving new-build properties, development land or multiple titles — may take longer. We always provide a realistic timeline at the outset and notify you immediately if any delays arise.
Fees and transparency
We offer fixed-fee pricing for most residential conveyancing matters, so you know exactly what you will pay. Our quote includes our professional fee, VAT and a clear breakdown of anticipated outlays such as search fees, registration dues and LBTT. There are no hidden charges, and if unforeseen complications arise we discuss any additional costs with you before proceeding.
Technology
We use modern legal technology to streamline every step of the process. Digital signatures, electronic document exchange and automated compliance checks reduce turnaround times and minimise the risk of human error. Our systems are fully encrypted and comply with the Law Society of Scotland's data protection requirements.
Frequently asked questions
We have compiled answers to the questions we hear most often from clients embarking on a property transaction.
Most residential purchases or sales complete within four to eight weeks from the date of instruction. However, factors such as chain delays, outstanding searches or complex title issues can extend this timeline. We always keep you informed of progress and any anticipated delays.
Yes. In Scotland, the conveyancing process requires a qualified solicitor to handle the exchange of missives, conduct title searches and register the transfer of ownership with Registers of Scotland. Unlike in England and Wales, licensed conveyancers do not operate in Scotland — only solicitors can carry out this work.
Our fixed fee covers all solicitor time, correspondence, drafting and reviewing documents, and liaising with your mortgage lender. Outlays such as search fees, registration dues and Land and Buildings Transaction Tax are itemised separately in our quote so you can see the total cost upfront.
Our expertise is in Scots property law, and we handle transactions for properties located in Scotland. If you require assistance with a property in England, Wales or Northern Ireland, we can refer you to a trusted partner firm in the relevant jurisdiction.