What costs should a first-time buyer in Scotland expect?

22 April 2025

Buying your first home is one of the most exciting milestones you’ll ever reach, but it’s easy to get caught up in the idea of saving just for the deposit and forget about the other hidden costs of buying a home.

Whether you’re early in your savings journey or ready to start viewing properties, knowing all the potential costs upfront can help you budget better and avoid any unwanted surprises.

We've paired up with PSPC member solicitor Lindsays to bring you this handy breakdown of the common (and sometimes overlooked) expenses first-time buyers in Scotland should be prepared for.

Mortgage fees

When applying for a mortgage, it’s important to understand there may be fees involved beyond your monthly repayments. These can include:

• Arrangement fees - Some mortgage deals come with a setup or arrangement fee, which can range in price.
• Mortgage advisor fees - If you choose to use a mortgage advisor they may charge a fee, although many offer their services for free. It’s worth shopping around and seeing who might be the right fit for you.

Tip: Some lenders will allow you to add arrangement fees to your mortgage - just be aware you’ll pay interest on them over time.

Surveys (optional but worth considering)

In Scotland, sellers are legally required to provide a Home Report, which includes a property survey, an energy performance certificate, and a property questionnaire. So in many cases, you won’t need to pay for your own survey.

However, some mortgage lenders may request an additional survey, depending on the age, condition, or type of property. While this isn’t always the case, it’s worth setting aside a little budget just in case - typical costs range from £300 - £800 for more detailed surveys.

Legal Fees & Conveyancing

Every buyer will need a solicitor (also sometimes known as a conveyancer) to handle the legal side of buying a home - this includes submitting your offer, checking legal documents, and transferring funds.

Legal fees can vary depending on the property and solicitor, but most first-time buyers should expect to pay between £1,000 - £2,500.

Land and Buildings Transaction Tax (LBTT)

Scotland has its own version of stamp duty, called Land and Buildings Transaction Tax (LBTT). The good news? If you’re a first-time buyer and your property is under £175,000 you won’t pay any LBTT at all.

If your new home costs more than this, you’ll only pay tax on the portion above the threshold. For example:

• Buying at £180,000? You’ll only pay tax on £5,000
• Buying at £200,000? You'll only pay tax on £25,000

You can use the LBTT calculator on Revenue Scotland’s website to check how much you’d need to budget for.

Moving & Set-up Costs

The moment you get your keys is exciting - but it's also when new costs start popping up. These might include: 

• Removals - Whether you hire a van or a company, costs can range from £100 to £1,000 depending on the distance and the size of the move.
• Furniture & appliances - Even basic furnishings like a sofa, bed or washing machine can quickly add up.
• Utilities & Council Tax - Setting up internet, energy accounts, and paying council tax from day one is essential - and easy to overlook.
• Home essentials - Think curtains, lightbulbs, bins, cleaning supplies and more.

Budget tip: Create a checklist of ‘move-in’ essentials and spread the costs in the months leading up to your move to avoid a big financial hit all at once. 

Buying your first home is a huge achievement, and knowing the full picture when it comes to costs can help you feel more confident and prepared throughout the process. From legal fees to moving day expenses, having a clear budget will make your first-time buyer journey much smoother.

Amanda Frenz, Lindsays Residential Conveyancing Partner says

“Good budgeting is really important for all property purchasers, but particularly for first time buyers. A local PSPC Solicitor firm will be very happy to help with this and answer any questions. It’s never too early to get in touch with a solicitor and start to gather information.”

If you’re looking for your first home in Perthshire, we’re here to help. Start searching for your first home today.