Selling your home
An honest figure, then a proper job of getting it.
A valuation is only as good as its evidence. Ours is the number, the comparable sales behind it, and what we’d expect the Home Report to say, in writing, whatever you decide to do next.
Priced to sell, not to flatter
Over-valuing wins instructions and costs vendors months. We price against the Home Report and what comparable homes on your street closed at, and the figure is yours to keep whatever you decide.
Three ways to pay, all published
Paid Up Front: 0.75% of the Home Report valuation, settled once at launch, with nothing owed at settlement. Part Up Front: £595 at launch and 1% of the sale price at settlement. No Sale, No Fee: nothing until the sale settles, then 1.5% out of the proceeds. A minimum of £2,000 on any of them. All include VAT, all are published on this page before we ever visit, and no rate card is held back for negotiation.
The same marketing on every route
A photographic shoot, a scaled floorplan, a video tour and aerial photography where the setting warrants it. Copy written property by property with the facts sourced. The listing on lintelhomes.co.uk, a For Sale board, a social campaign we plan and pay for, and a direct approach to the buyers already registered with us. Choosing how you pay does not change any of it.
The Home Report handled
Every Scottish home needs a Home Report before marketing. We arrange the surveyor at their own price with nothing added, and viewers get the report before they view, so offers come from people who know the number.
Viewings that book themselves
Buyers book viewings straight into our diary online, evenings included. Every viewing gets followed up and you hear the feedback within 24 hours, whichever way it went.
One agency, both answers
Selling or letting it out? We do both, so the advice isn't skewed by what we happen to sell. If the numbers say let it instead, we'll tell you.
Landlord selling a tenanted property, or wondering whether to sell or keep letting? Start with the rental valuation and we’ll run both sets of numbers side by side. Or call +44 131 381 3500 and talk it through with a person.
Request your free appraisal
Four short steps, about two minutes. We reply within one working day, and the figure comes with the comparable sales behind it.
What it costs
Three ways to pay, and nothing held back
One choice runs through all three: how much of the fee you settle at launch. Settle it all and the rate is 0.75%, known in pounds from the first day. Settle £595 and the rest is 1% when the sale does. Settle nothing and the fee waits for the proceeds at 1.5%. The more of it you settle at launch, the lower the rate — with a minimum of £2,000 whichever you choose.
IOur lowest rate
Paid Up Front
Our lowest rate, settled in one payment at launch, and the sale itself costs you nothing more.
0.75%
of the Home Report valuation, at launch
Nothing further at settlement
- Your commitment
- Settled in full at launch, then we market it until it sells
- On a £250,000 valuation, for example
- £2,000 in total, all of it at launchOur £2,000 minimum applies up to £266,667, so that is your fee here, known to the pound before marketing begins.
One payment, at the lowest rate we publish, and the sale itself costs you nothing further however much it fetches. It is charged on the surveyor's valuation, which is settled before any marketing begins, so you know your fee in pounds from the first day. If the sale takes longer than expected we keep marketing, with no time limit and nothing more to pay.
II
Part Up Front
One payment towards the marketing at launch, and a lower rate when the sale settles.
1%
of the sale price, at settlement
Plus £595 at launch, paid once
- Your commitment
- £595 at launch, and the rest only on a sale
- On a £250,000 sale, for example
- £595 at launch and £2,500 at settlement, £3,095 in total
One payment at launch buys the marketing, and the rest waits for the sale at a lower rate. The £595 is paid once and buys that marketing outright, so it is the whole of what launching your home ever costs you.
III
No Sale, No Fee
Nothing to pay until the sale settles, when the fee comes straight out of the proceeds.
1.5%
of the sale price, at settlement
Nothing at launch
- Your commitment
- Nothing at all until the sale settles
- On a £250,000 sale, for example
- £3,750 in total, at settlement
We carry the whole cost of the marketing and take our fee from the proceeds when the sale settles. That is what the higher rate covers: the sale pays for everything, and nothing leaves your pocket before it does.
Our fees include VAT at 20%. Nothing is added to the figures shown.
Included, whichever route you choose
Every route buys the same service and the same marketing. What you choose is when the money moves, not what gets done.
Before it goes on the market
- Valuation with the comparable sales written down and given to you
- Advice on the price label — offers over, fixed price or offers around — against the Home Report figure a lender will lend on
- Home Report arranged with the surveyor, at their own price with nothing added
- Terms of business in writing, with the route you chose and the rate you signed
The marketing, on every route
- A professional photographic shoot of every room, the outside and the outlook
- A floorplan drawn to scale, with room dimensions and the total floor area
- A video tour that walks the home in the order a buyer would see it
- Aerial photography where the setting warrants it
- Written copy prepared property by property, with every fact sourced and checked rather than assumed
- Council tax band, tenure, factoring and the Energy Report rating stated on the listing, not left for a buyer to ask for
- The listing on lintelhomes.co.uk, live for the whole time the home is for sale
- A For Sale board, wherever the property and its title allow one
- A social media campaign, planned and paid for by us, and refreshed while the home is on the market
- Direct approach to the buyers already registered with us whose search the home answers
- New photography and a re-launch if the price or the season changes, at no further charge
Viewings, offers and the sale
- Accompanied viewings, booked straight into our diary online, evenings included
- Written feedback within 24 hours of every viewing, whichever way it went
- Notes of interest tracked and reported, and a closing date set when the interest justifies one
- Every offer put to you in writing, with its date of entry and conditions as well as its figure
- Negotiation, and progression through to conclusion of missives and settlement
Charged on top, on every route
How it works
A Scottish sale, stage by stage, with the money
Scotland sells homes differently from England: the survey comes first, offers arrive through solicitors, and the deal binds weeks earlier. Here is the whole thing in the order it happens, with what falls due at every stage and whose money it is.
Stage 1
The appraisal
Before you commit to anything
We walk the home, then price it against comparable sales that closed nearby rather than against what is currently advertised. You get the figure in writing with that evidence behind it, and what we would expect the surveyor to put in the Home Report.
You also choose how the price is labelled. Offers over invites competition above a guide figure. Fixed price says the first offer at the figure wins. Offers around signals room to move in both directions. The label matters less than where your figure sits against the Home Report valuation, because that is the number a buyer's lender will lend against.
Appraisal and written adviceNo feeThe figure and the comparables behind it are yours to keep and act on however you like, including instructing somebody else.Stage 2
Instructing us
When you decide to go ahead
Terms of business in writing before anything starts: the published rate, what it buys, and how either side ends the agreement. There is no tie-in and no minimum term.
Anti-money-laundering law requires us to verify who we act for, so we will need photo identification and proof of address before marketing begins, and your eventual buyer will be asked to evidence where their funds came from. An agency that skips this is not doing you a favour, it is breaking the law. The check costs £70 a person, and it is the only thing we charge that is not the route you chose.
Identity check, for each person on the title£70 per personCharged once, at instruction, on every route: two joint owners are £140. We check your buyer as well, and that one is ours to pay for. You choose your route here, and the rate you sign is the rate printed on this page.Stage 3
The Home Report
Before the first advert appears
Every home marketed in Scotland needs one first: a Single Survey with a valuation, an Energy Report, and a Property Questionnaire you complete yourself. It must be no more than 12 weeks old when marketing begins, and once a buyer asks for a copy you have nine days to provide it (Housing (Scotland) Act 2006).
We instruct the surveyor and manage the appointment. Viewers get the report before they view, so the offers that arrive come from people who already know the number.
Single Survey, valuation and Energy Report£350 to £600The surveyor's own price, paid to the surveyor, moving with the size and value of the home. We arrange it and add nothing. Budget for a refresh if the home comes off the market for more than four weeks.Stage 4
Preparing the marketing
Between instruction and launch
A professional photographic shoot of every room, the outside and the outlook. A floorplan drawn to scale with room dimensions and the total floor area. A video tour that walks the home in the order a buyer would see it, and aerial photography where the setting warrants it.
Then the words: copy prepared property by property with every fact sourced and checked, the council tax band, tenure, factoring and Energy Report rating stated on the listing rather than left for a buyer to ask for, and the For Sale board up wherever the property and its title allow one.
All of it is prepared before the listing goes live rather than added to a thin listing afterwards, and it is the same on every route. If the price or the season changes later, we reshoot and re-launch at no further charge.
What falls due at launch0.75%, £595, or nothingWhichever your route says. Paid Up Front settles its whole fee here — 0.75% of the Home Report valuation, in one payment — and owes nothing at settlement. Part Up Front pays £595 now, once. No Sale, No Fee pays nothing now. Money paid at launch buys the marketing outright, and all three buy the same marketing, for the whole time the home is on the market.Stage 5
On the market
From launch until an offer is accepted
The listing goes live on lintelhomes.co.uk, a social campaign runs alongside it, and we approach registered buyers directly. Viewings book straight into our diary online, evenings included, and we accompany them.
Every viewer is followed up and you get the feedback in writing within 24 hours, whichever way it went. A fortnight of honest feedback is the earliest and cheapest signal that a price needs to move.
Viewings, feedback and advertisingIncludedCovered by your route, whichever one you chose, for as long as the property is on the market. Nothing further falls due while the home is being marketed.Stage 6
Notes of interest and offers
Once buyers are serious
A seriously interested buyer has their solicitor note interest with us. It costs the buyer nothing and commits nobody, but it obliges us to tell them before the home sells. Once several notes have accumulated we may advise setting a closing date, classically 12 noon on a named day, by which every interested party submits one written offer through their solicitor.
You see every offer with us and your solicitor, and you may accept any of them or none. The highest figure is not automatically the best offer: an entry date that fits your own move, or a buyer with a mortgage agreed and nothing to sell, can be worth more than a few hundred pounds of headline.
Offers, closing date and negotiationIncludedAccepting an offer does not make anything due. In Scotland an accepted offer is not yet a binding sale.Stage 7
Missives
Days to a few weeks after an offer is accepted
A Scottish offer is a formal letter from the buyer's solicitor: the price, the proposed date of entry, what is included, and the legal conditions, almost always the Scottish Standard Clauses (Edition 6, in force since 1 January 2025). Your solicitor rarely accepts outright. They issue a qualified acceptance adjusting the terms, the buyer's side replies, and the letters that go back and forth are the missives.
When one side accepts the other's last letter without qualification, the missives are concluded and a binding contract exists. Before that moment either side can walk away without penalty, and a verbal acceptance commits nobody. After it, failing to complete carries contractual interest and damages. We chase the gap so it stays days rather than weeks.
Your solicitor's work on the missivesTheir feeFirms set their own, and it is normally settled from the proceeds at settlement rather than billed now. Ask for an itemised written quote with the fee and the outlays separately.Stage 8
Between missives and the keys
Commonly six to eight weeks from accepted offer to settlement
Your solicitor proves and transfers title, answers the buyer's solicitor's queries, obtains the redemption figure so the standard security over your mortgage can be discharged, and lodges an advance notice with Registers of Scotland to protect the transaction.
Your own list is practical: redirect the post, read the meters on the day, and book the removals now the date is certain rather than before. Keep the buildings insurance running, because under the Standard Clauses the property stays at your risk until settlement, not the buyer's.
Lender charges and removalsVariesYour lender charges an exit or discharge administration fee. Removals price by volume, distance and date. Check your mortgage offer for an early repayment charge inside a fixed period: a percentage of the balance can be larger than everything else on this page put together, and it is a fact about your timing rather than your agent.Stage 9
Settlement
On the date of entry
The buyer's funds move solicitor to solicitor. Once your solicitor confirms the money has arrived, we release the keys.
Your solicitor repays the mortgage from the proceeds, settles the fees including our commission, and sends you the balance, usually the same day.
What falls due at settlement1%, 1.5%, or nothingWhichever your route says. Part Up Front pays 1% of the sale price here, on top of the £595 paid at launch. No Sale, No Fee pays its 1.5% here and nowhere else, straight out of the proceeds. Paid Up Front owes nothing here at all, having settled in full at launch. Our fee on any route is a minimum of £2,000. All three include VAT, and anything due here is settled from the proceeds by your solicitor.
Every cost of the sale, and whose it is
Four of these are ours and published. Four belong to other people and we will not quote a price for work we do not do. The last two are tax, and the first of those never reaches you.
Ours, published
Three ways to pay, and the service is the same on all of them, plus one charge the law requires whichever you choose. Our fee on any route is a minimum of £2,000. Every figure includes VAT, and every one is published on this page before we ever visit, with nothing held back for negotiation.
Not ours to set
Other people price their own work. We arrange the Home Report and add nothing to it.
Tax
One tax sellers budget for and never owe, and one worth asking about early.
The knowledge, before you need it
Everything above, properly explained: what each stage costs, what the Home Report says about your home, and the exact moment a sale becomes binding.
Selling a home in Scotland: the whole journey, in order
How to sell a house in Scotland: the Home Report, pricing, notes of interest, closing dates, missives and settlement, and where each stage goes wrong.
9 min read →
The Home Report, explained document by document
Every Scottish home is marketed with a survey, a valuation, an energy report and the seller's answers before anyone offers. What each says, and its limits.
8 min read →
Offers, closing dates and missives: how a Scottish sale goes under contract
Closing dates, notes of interest, offers over and qualified acceptances: how a Scottish sale goes under contract, and when stepping back stops being free.
7 min read →
The full cost of selling a home in Scotland
What it costs to sell a house in Scotland: the agency fee, the Home Report, conveyancing, lender charges, and the LBTT a seller never pays.
6 min read →
Sell it, or let it out? Get both numbers.
The sale figure against the Home Report, and what the same home would let for after fees, side by side. One visit, no obligation either way.