Should I sell first or buy first in Scotland?

This is one of the most common questions we’re asked – and the answer depends on several factors, including your finances, risk tolerance, and local market conditions.

While many buyers would prefer to buy first, the reality is that an Offer subject to sale is usually less attractive to sellers – especially in competitive situations.

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Why closing dates matter

Popular properties in Scotland go to a closing date. This is where all offers are submitted in a blind bidding process at the same time and assessed by the seller with their Sales Negotiator.

It effectively becomes a “beauty contest” of Offers.

At one end of the spectrum is the cash buyer – the most attractive purchaser.

At the other end is someone who has a property to sell – or worse still, a property in England that isn’t even on the market yet.

Price matters, of course – but certainty and speed matter too.

If you have a property to sell, you’ll also need to know:

How much is my property worth?
What are the estimated fees and outlays for selling?
What is the best way to market my home?

We offer a free pre-sale valuation and an initial sale and purchase consultation – both without obligation.

"Should I offer subject to sale?"

When deciding whether to make an offer subject to sale, it helps to think about how many things need to fall into place for the purchase to proceed smoothly.

A cash buyer is the simplest position – they can proceed without relying on a mortgage or another sale.

A first time buyer typically has one key dependency: their mortgage being approved.

An Offer ‘subject to sale’ involves several moving parts:

The buyer must secure their mortgage
They must sell their own property
Their buyer may also require a mortgage

In some cases, this creates a longer chain, particularly if other properties are also dependent on sales.

Because of this, sellers will often favour offers with fewer conditions and less risk, even if the price is slightly lower.

What if you have no choice but to offer subject to sale?

Some clients simply have no alternative, and that’s perfectly understandable.

If that’s your position, your offer can be strengthened if:

Your property is already prepared for marketing
Photography and brochures are ready
Your home can go live on the market within a few days

We can even attach your sales brochure to your purchase offer, showing the seller that you’re organised and serious – which can give you an edge over other ‘subject to sale’ buyers.

Selling first: reducing the risk

Many clients choose to place their own property on the market before making an offer.

Once you have accepted an offer on your property and concluded missives, your position as a buyer improves significantly. At that stage, there is far less uncertainty – with typically only your mortgage (or in some cases no conditions at all) remaining before you can proceed with confidence.

You can then:

Negotiate a longer entry date on your sale
Use a backstop date for certainty
Buy in a stronger position

If necessary, buyers may move into temporary accommodation and store furniture, as this approach significantly increases your chances of securing your next home.

One reason the Scottish system is regarded as more robust than elsewhere in the UK is the low fall through rate. Sellers must invest in a Home Report before marketing, which means they’re genuinely committed and not just testing the market.

A word on bridging finance

Bridging loans from high street banks largely disappeared after the 2008 financial crisis.

Some specialist lenders still offer bridging, but setup costs, arrangement fees and interest rates are extremely high. We generally advise avoiding bridging except in very exceptional circumstances.