The two phases

Scottish conveyancing has a clear division. The first phase runs from the offer to the conclusion of missives, and it is the phase in which either party can still walk away. It usually takes two to four weeks, sometimes less where the parties are motivated.

The second phase runs from conclusion of missives to settlement, and it is the phase in which the title is examined, the loan is drawn down and the practical arrangements are made. Four to six weeks is typical. The date of entry is agreed between the parties and can be brought forward or pushed back by agreement.

Why Scotland is usually quicker

What causes delay

Mortgage offers are the commonest cause, particularly where the lender wants further information or a re-valuation. After that: a title problem such as a missing deed, an alteration carried out without building warrant or completion certificate, an unresolved boundary, an outstanding standard security, or a chain where your purchase depends on your sale.

Chains behave differently here. Because missives conclude earlier, a chain firms up sooner, but a party who has concluded on one transaction and not the other is exposed. Your solicitor will try to conclude both together, and that co-ordination is often what the last week is spent on.

What you can do

1. Have a mortgage agreed in principle before offering, not afterwards.
2. Instruct a solicitor before you offer, since in Scotland the offer comes from them.
3. Return identification and money laundering paperwork the day it is requested.
4. Tell your solicitor immediately about any alteration to the property you know about.
5. Get your deposit funds into an accessible account well before settlement.