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Mortgage Broker in Edinburgh

Written by Simon Baker BSc (Hons)  |  Reviewed by The Complete Mortgage Shop, FCA regulated (FRN 728880)  |  Last updated 1 May 2026

Edinburgh is a premium property market by any UK measure. As Scotland’s capital, financial centre and a UNESCO World Heritage city, it combines strong economic demand with a severely constrained housing supply in its most desirable areas. Buying a property in Edinburgh also means navigating Scottish property law, which differs significantly from the English and Welsh system.

Land and Buildings Transaction Tax

Scotland uses Land and Buildings Transaction Tax (LBTT) rather than Stamp Duty Land Tax. The current rates for residential purchases are:

• Up to £145,000: 0%
• £145,001 to £250,000: 2%
• £250,001 to £325,000: 5%
• £325,001 to £750,000: 10%
• Above £750,000: 12%

First-time buyers benefit from a nil-rate band extended to £175,000, saving up to £600 compared to standard rates. For additional dwellings (buy-to-let, second homes), an Additional Dwelling Supplement (ADS) of 6% applies to the entire purchase price.

The Home Report

One of the most significant differences in the Scottish buying process is the Home Report. Before a property can be marketed in Scotland, the seller must commission a Home Report consisting of three elements: a Single Survey (a structural survey with a valuation), an Energy Report, and a Property Questionnaire. Buyers can access the Home Report before making an offer, which means they have structural information upfront that English buyers typically only obtain after an offer is accepted.

Most mortgage lenders will accept the Home Report valuation in lieu of commissioning their own survey. However, if a property sells above its Home Report valuation — common in competitive Edinburgh — the lender will lend only on the valuation figure; buyers must fund the difference from their own resources.

Offers Over and the Scottish Offer Process

Edinburgh properties are frequently marketed at an “offers over” price, which is the minimum the seller expects to receive. In a competitive market, the actual sale price can be significantly above this figure. Buyers typically submit a “note of interest” through their solicitor (conveyancing in Scotland is carried out by solicitors, not separate licensed conveyancers), and a closing date may be set if multiple parties are interested.

This system means buyers need mortgage offers in place before bidding and must be prepared to bid above the marketed price. A mortgage broker who understands the Scottish process can ensure your mortgage offer is structured to accommodate above-Home-Report-value purchases.

Getting the Right Mortgage in Edinburgh

Whether you are buying a New Town flat, a Victorian tenement in Marchmont, or a family house in Morningside or Corstorphine, a whole-of-market broker familiar with Scottish conveyancing can help you prepare the right mortgage before you submit an offer.

To speak to a qualified adviser, please submit an online enquiry or call 0800 310 1340.

YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT.