What Documents Are Needed When Selling a House in Scotland?
- Gavin Trotter
- Mar 6
- 4 min read
Selling a house in Scotland involves a legal process that ensures both the seller and buyer are protected. Whether you decide to sell your home privately or use an estate agent, understanding the necessary documentation will help facilitate a smooth and efficient sale.
In this guide, we’ll outline the essential paperwork required when selling a home in Scotland. From title deeds to energy performance certificates, this article will help you navigate the house-selling process with confidence.
Title Deeds
The title deeds confirm that you are the legal owner of the property. If you purchased your home through a solicitor, they should have provided you with these documents. If you cannot find your title deeds, check with your mortgage provider or solicitor, as they may be holding the original copies.
Since the 1980s, all property ownership in Scotland must be registered with the Land Registry. If you cannot find your title deeds, you can also purchase a copy from Scotland's Land Information Service.
Proof of Identity
To comply with anti-money laundering regulations, you must provide proof of identity when selling a house in Scotland. Estate agents, solicitors, and mortgage lenders require these documents to confirm your identity and address. Accepted forms of identification include:
Photographic ID – Passport or driving licence
Proof of Address – Recent utility bill, bank statement, or council tax statement
Your solicitor or estate agent will confirm exactly what documents they require.
Home Report Scotland
When selling your property, it is a requirement in Scotland to have a Home Report available for potential buyers. It contains a set of documents which give information about a property's condition, value, and energy efficiency.
A Home Report consists of three key components:
Single Survey – An assessment of the condition and value of the property.
Energy Report – Includes the Energy Performance Certificate (EPC), which rates the home’s energy efficiency.
Property Questionnaire – A document completed by the seller, providing details such as council tax band, any previous alterations, and parking arrangements.
A Home Report must be no more than three months old when the property goes on the market. The seller is responsible for obtaining the report and covering the costs for it.
There are some situations, in which you are not required to arrange for a home report, such as selling your property as part of a portfolio or selling it privately without putting it on the market.
Energy Performance Certificate (EPC)
An Energy Performance Certificate (EPC) is a mandatory document that provides information on the energy efficiency of your home. It grades properties from A (most efficient) to G (least efficient) and provides recommendations for improving energy performance.
When advertising your home, the EPC rating must be included in the property listing. If you don’t have an EPC, you will need to commission an accredited assessor to carry out an inspection.
If you have already arranged for a Home Report, the Energy Performance Certificate will be incuded there, so you don't need to get a seperate one.
Planning Permission and Building Regulation Certificates
If you’ve made structural alterations or extensions to your property, you must provide proof that the appropriate planning permission and building regulation approvals were obtained.
Required documents may include:
Planning Permission Approvals – For extensions, conversions, or significant alterations.
Building Regulations Compliance Certificates – Proof that work was completed in accordance with building regulations.
Listed Building Consent – If your property is a listed building, any alterations must have approval from the local authority.
Conservation Area Consent – Required if your home is in a conservation area where strict rules apply.
If you lack necessary permissions, you may need indemnity insurance, which protects buyers from enforcement action due to unauthorised work.
Guarantees and Warranties
For new builds (or properties under 10 years old) you should have a copy of your Buildmark (NHBC) or other new home policy/warranty documents. If your home has had major renovations or specialist treatments, you may need to provide warranties and guarantees, such as:
Damp-proofing and Timber Treatment Guarantees – If your property has had damp-proofing or timber treatment work
Window and Roof Guarantees – If new windows or a roof have been installed
These documents reassure buyers and may be necessary for mortgage approval.
The Role of the Solicitor in the Selling Process
A solicitor plays a key role in selling a house in Scotland. They handle both the sale and the conveyancing process, ensuring legal compliance. Key tasks include:
Advising on costs, including the Home Report and estate agent fees
Handling offers and negotiations with buyers
Checking title deeds and confirming property ownership
Conducting property searches to ensure no legal disputes exist
Drafting and finalising contracts
Receiving and transferring funds from the buyer
Understanding what documents are needed when selling a house in Scotland can make the process smoother and help avoid unnecessary delays. By preparing your title deeds, Home Report, EPC, proof of identity, and planning permission documents in advance, you can ensure a stress-free transaction.
If you’re considering selling your home in Scotland and need expert guidance, contact us today for a hassle-free sale.
