How much cash will I need for the costs associated with buying this house in Scotland?

[MossyOilTank]

Purchase price will be about £250k, moving costs will be zero since we'll call in favours from friends with trailers. So we'll need to pay for solicitors fees, LBTT, probably some connection fees for phone etc, we'll need to fill the oil tank, and ideally I'd like enough to buy a sofa, fridge and washing machine (although these can be bought cheap second hand obviously).

Anything I've forgotten? Trying to work out if we can afford this without borrowing more (which would put us over 75% LTV and give us rubbish interest rates).

Check on the Scottish land and property tax or whatever it’s called - the equivalent to stamp duty is more expensive in Scotland after about £240k when we bought. Then solicitors fees vary but are generally a % if the purchase price (sorry, can’t remember ours). Plus your mortgage will only be based on the % of the valuation so if you have to offer over valuation you’ll need to think about how that is funded too. Sorry, not very specific!

Fortunately the valuation is more than we'll be paying so no worries there.

I thought the % fees were charged for the sale of a house rather than for purchase? I'll be most upset if I have to cough up several grand as well as the vendor!

Hmm, maybe, sorry, I was selling at the same time so may have got muddled but I’m sure we paid our solicitor something for dealing with the purchase. You are right that it may have been a lower flat fee though.
Try looking at one of the property solicitor website - ASPC for example has quite a lot of info on it as well as the houses for sale / rent. That might give you better info.

On the plus side, you don’t pay out for surveys, they have to be provided by the vendor.

My solicitor charges a flat rate of £695+VAT for a house purchase. There may be an additional charge if the house is on the Sasines rather than the Land Register, but your solicitor should be able to get the other side to swallow that, since the Sasines register no longer accepts registration of mortgages against titles.

If this is an additional property, you'll have an extra 3% on the LBTT, same as England.

You may need to factor in some bank charges. I can only move £20,000 free of charge in one transaction, over that I've got a £25 fee. My solicitor does take cheques for house deposits, but doesn't consider it cleared funds for 2 weeks.

My solicitors fees for a house sale have been £595 plus outlays this week so I would expect a purchase to be slightly more. I would allow £1500 for legals and that should be enough. Up here we have an additional dwelling supplement payable on second homes so you should check as that could cost a lot. You can go on the Revenue Scotland website and use the LBTT calculator.

All super helpful thanks! Our offer has been accepted

Registration dues for registration of title and security = £550