Scotland
Whole-of-market bridging, buy-to-let, development and commercial finance for Scottish borrowers and investors, arranged by an FCA-regulated broker established in 1997.
Acorn.finance arranges property and commercial finance for borrowers and investors across Scotland, including Edinburgh, Glasgow, Aberdeen, Dundee, Angus, Perth and Fife. Scottish property transactions follow a different legal process and a different tax regime from England, so it helps to understand the main differences before you apply. This page gives a general overview, and each section links to the finance options we can arrange.
Sellers of most homes must provide a Home Report, and properties are often marketed as “offers over” with a closing date for sealed offers. The contract is formed through an exchange of letters between solicitors known as missives. Your Scottish solicitor will explain the process and timings for your purchase.
Scotland charges Land and Buildings Transaction Tax (LBTT) instead of Stamp Duty. Buy-to-let and second homes also pay an 8% Additional Dwelling Supplement (ADS). Commercial property has its own, lower LBTT rates and no ADS. See the tables below.
Scottish flats are generally owned outright rather than held on a lease, so there are normally no ground rents or lease lengths to worry about. Shared repairs to common parts are usually governed by the title deeds or, where the deeds are silent, by the Tenement Management Scheme. Many buildings also use a property factor.
Commercial lending in Scotland is secured by a standard security, the Scottish equivalent of an English legal charge, and is arranged with your Scottish solicitor. We also arrange finance for NHS dental, GP and pharmacy practices in Scotland.
Most residential properties marketed for sale in Scotland have a Home Report prepared by the seller before marketing begins. It has three parts: a Single Survey and Valuation carried out by a chartered surveyor, an Energy Performance Certificate, and a Property Questionnaire completed by the seller.
Many Scottish homes are marketed at “offers over” a stated figure, or at a fixed price. Where several buyers are interested, the seller’s solicitor may set a closing date, and buyers submit offers by that deadline. The offer accepted is often, though not always, the highest one.
The contract is formed through missives, a series of formal letters between the buyer’s and seller’s solicitors. Once the missives are concluded, the contract is generally binding on both sides. This is why Scottish buyers normally need their finance and legal advice in place before they make an offer.
Lenders will usually assess the property’s value for themselves and may refer to the Home Report valuation in doing so. If your offer is above the valuation, you may need to fund the difference from your own cash on top of your deposit. In Scotland a mortgage is secured by a standard security registered against the property title.
LBTT is paid by the buyer and administered by Revenue Scotland. The figures below are for the 2026/27 tax year and are provided as a general guide only.
| Purchase price band | Standard rate | First-time buyer rate |
|---|---|---|
| Up to £145,000 | 0% | 0% |
| £145,001 to £175,000 | 2% | 0% |
| £175,001 to £250,000 | 2% | 2% |
| £250,001 to £325,000 | 5% | 5% |
| £325,001 to £750,000 | 10% | 10% |
| Over £750,000 | 12% | 12% |
First-time buyer relief raises the 0% band from £145,000 to £175,000, saving up to £600.
ADS is an 8% supplement that generally applies when you buy an additional residential property for £40,000 or more, such as a buy-to-let or second home. Unlike standard LBTT, it is charged on the whole purchase price from the first pound, on top of the standard LBTT. If you buy a new main residence before selling your previous one, you may be able to reclaim ADS if you sell the previous home within 36 months. Check the current rules with your solicitor or Revenue Scotland.
A £300,000 buy-to-let purchase would attract standard LBTT of £4,600 plus ADS of £24,000 (8% of £300,000), a total of £28,600.
| Purchase price band | Rate |
|---|---|
| Up to £150,000 | 0% |
| £150,001 to £250,000 | 1% |
| Over £250,000 | 5% |
ADS does not apply to commercial property. Mixed-use purchases are generally treated as non-residential.
Feudal tenure was abolished in Scotland, and flats are generally owned outright. This means there are normally no leasehold terms, lease extensions or ground rents. Instead, an owner typically owns their own flat plus a share in the common parts of the building, such as the roof, foundations, stairwell and external walls.
Shared repairs are usually dealt with under the title deeds. Where the deeds are silent, the Tenement Management Scheme under the Tenements (Scotland) Act 2004 generally applies, which allows common repairs to be decided by majority vote of owners. Many buildings are managed by a property factor, who must be registered and follow a statutory code of conduct. Your solicitor can confirm how a particular building is managed.
Most private lets in Scotland are Private Residential Tenancies (PRTs). A PRT has no fixed end date, and a landlord who wants possession must use one of the statutory grounds and apply to the First-tier Tribunal for Scotland (Housing and Property Chamber). There is no equivalent of the English Section 21 notice.
The Housing (Scotland) Act 2025 allows Scottish Ministers to designate rent control areas in the future. In a designated area, rent increases would generally be limited to CPI plus 1%, up to a maximum of 6% a year, with exemptions for some types of property. At the time of writing, we are not aware that any rent control areas have been designated, but investors should keep an eye on developments when planning a portfolio.
Commercial finance in Scotland is typically secured by a standard security over the property and, for trading businesses, may also involve other security such as a floating charge over company assets. The exact structure depends on the lender and the transaction, and your Scottish solicitor will advise on the legal documents.
Non-domestic buildings in Scotland can also have energy performance requirements when they are sold or let, so it is worth raising this early with your professional advisers.
We also arrange finance for healthcare practices. NHS dental, GP and pharmacy practices in Scotland operate under NHS Scotland health board contracts, and our standard 85%–100% LTV goodwill criteria fully apply.
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Acorn.finance is a credit broker authorised and regulated by the FCA (#660207), not a lender. The information on this page is for guidance only; specific terms, rates and approvals are subject to full underwriting and credit approval by the respective finance provider.
We do not provide legal or tax advice. Always seek independent professional advice before entering into any property finance transaction.
This page is a general overview for information only and is not legal or tax advice. Scottish property law and tax rules can change, so please speak to a Scottish solicitor or tax adviser about your own circumstances. Tax figures are for the 2026/27 tax year. Last reviewed: 20 October 2026. Acorn.finance is FCA-regulated (firm reference number 660207).
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