Property FAQs - Buying, Letting, Mortgages, Insurance & Investment with Rettie & Rettie Financial Services

Yes, many buyers do, but it's important to understand that your offer may be less competitive until your own sale is secured. We can advise on the best strategy depending on your situation and the market.

You can book a free, no-obligation market appraisal through our website or by contacting your nearest Rettie office. One of our experienced valuers can visit your home and provide a clear assessment of its market value.

In Scotland, a Home Report does not technically expire but should be refreshed if it becomes out of date. We'll advise you when an updated Home Report is required.

Timelines vary depending on the market, condition, price point and location. We'll give you an honest expectation based on current demand and recent local sales.

Costs typically include estate agency fees, conveyancing, marketing and any Home Report requirements in Scotland. We'll provide a clear breakdown of all fees at the outset.

You should review your survey, legal searches, utilities, boundaries and any planning constraints. Your solicitor and our team will guide you through each step.

Pricing, presentation, location, market conditions and buyer demand all play a role. We'll help you position your home effectively to attract the right buyers.

Solicitors begin the conveyancing process, surveys are finalised and we'll coordinate with all parties to progress the sale. We'll keep you updated until completion.

We'll review pricing, presentation, marketing exposure and feedback to adjust your strategy. Small changes can often make a significant difference in achieving the right result.

All homes marketed for sale in Scotland require a Home Report. It includes a single survey, energy report and property questionnaire to give buyers transparent information.

Simple steps like decluttering, cleaning, maximising light and adding small touches help create a strong first impression. We'll provide tailored staging advice for every property.

Yes, we'll provide you with a dedicated Mortgage Advisor who'll guide you through how much you can borrow, how much everything will cost, advise you on the full range of first time buyer mortgage products available and support you through the application process.

The process typically takes 4-8 weeks, depending on the complexity of your application and the lender. Pre-approval can speed up the process when applying for a first-time buyer mortgage.

Your credit history influences the rates and products available to you. A stronger score usually gives you access to better deals and our Rettie Financial Services mortgage advisors can help you get your credit score into shape ahead of applying for a mortgage.

It is possible, though it may be more difficult. Some lenders offer specialist mortgages for first-time buyers with poor credit but expect higher interest rates and stricter terms.

You start with an affordability check and mortgage in principle, followed by full application once you have an offer accepted. Your lender then completes underwriting before issuing a full mortgage offer.

This depends on your income, outgoings, credit profile and lender criteria. Our Rettie Financial Services mortgage advisors can provide an accurate borrowing range tailored to your circumstances.

Typically, deposits start from around 5%, though larger deposits often secure better rates. If you are a first time buyer, there are products available to you which may have different deposit requirements, and you might also be able to access some government schemes to reduce your deposit. New build homes and certain schemes may have specific deposit requirements. Our Rettie Financial Services Mortgage Advisors can advise you on the right deposit for your circumstances.

Rates change frequently based on lender policy and market conditions. Our Rettie Financial Services Mortgage Advisors can give you up-to-date information and help you secure a competitive rate.

Demand is strong across Edinburgh, Glasgow, Fife, the Borders and many popular rural and commuter areas. We can advise on the best locations for your lifestyle or investment goals.

Options may include, the LIFT scheme, shared equity or other regional initiatives when available. Our team at Rettie Financial Services can confirm current schemes and eligibility when you begin your search.

A buy-to-let mortgage is designed for investment properties and assessed on rental income as well as personal affordability. It can be worthwhile if you want long-term income and asset growth and our team at Rettie Financial Services can help assess potential returns.

A mortgage in principle is an initial indication of what a lender may allow you to borrow. A full mortgage offer is the final approval issued after full checks, ready for completion.

A fixed-rate mortgage keeps your payments consistent for a set period, while a variable rate can change depending on lender decisions or the base rate. Our team at Rettie Financial Services can help you understand which mortgage suits your needs.

Common options include fixed, variable, tracker, interest-only and offset mortgages. Our Rettie Financial Services Mortgage Advisors can match the right product to your financial circumstances.

Yes, Self-employed buyers will need to provide evidence of their income, usually through tax returns or business accounts. It’s important to work with a lender who understands your unique financial situation. This is where a mortgage broker adds value to your home buying process. The team at Rettie Financial Services can help.

Yes, many mortgages are portable, but not all. Speak with your lender to understand whether you can transfer your current mortgage to a new property.

Stamp duty has been replaced by the Land and Buildings Transaction Tax (LBTT) in Scotland. Rates depend on the property’s value. You can use our LBTT calculator to see how much tax you are likely to pay.

You may need to apply for a new mortgage depending on the value of the new home and any changes to your financial situation.

Typically, a moving home mortgage can take around 4-8 weeks from application to completion, depending on the complexity of the move and property type.

Yes, you can switch lenders when moving home. However, make sure to compare all options, as early repayment charges may apply.

Remortgaging is the process of moving the mortgage on your current property to a new deal. This can either be with the same lender or a different one.

Remortgaging can help you secure a better interest rate, lower monthly payments, or release equity from your home for home improvements or other financial needs.

If your discounted term is coming to an end, it's recommended that you start the remortgaging process six months beforehand. You can remortgage at any time, but bear in mind that you may need to pay an early repayment fee to do so.

The Rettie Financial Services team of mortgage advisors can support you throughout the entire remortgaging process from start to finish. With access to thousands of deals - many of which aren't available on the high street - they'll be able to source a product that suits your individual circumstances.

Yes, you may incur fees such as legal costs, valuation fees, and early repayment charges if you're switching away from your current lender before the term ends.

If you've changed roles or increased your earnings in full-time employment, you'll need to provide your current employer's details on your mortgage application.

However, if you've moved to part-time work or your wages have decreased in a new role, the amount you can borrow will be impacted. There are also different rules for those who are self-employed or on maternity leave when remortgaging.

Talk to your mortgage advisor about any changes in circumstances, so they can assess your finances and offer guidance on the options available to you.

The process typically takes 4-6 weeks, depending on your lender, the complexity of the application, and any legal requirements.

This depends on whether you remortgage with your current lender or a new one. Remortgaging with your existing lender is known as a product transfer, so no additional legal work is needed.

Meanwhile, remortgaging with a new lender will require a conveyancer. Certain mortgage products will cover the cost of the legal fees as part of the deal, so check with your advisor if this applies to you.

It’s possible, but it may be more difficult to find a good deal. Lenders may offer higher interest rates or stricter terms if your credit score is low.

Most new builds are designed to modern efficiency standards, offering better insulation, lower running costs and improved sustainability. These features often lead to higher EPC ratings.

New builds offer modern layouts, energy efficiency, warranties and minimal maintenance. You can often choose finishes or upgrades, giving you a more personalised home from day one.

We'll keep you fully updated throughout the build programme. If delays occur, we liaise with the developer and ensure your reservation timeline, mortgage arrangements and move-in plan are properly managed.

Freehold ownership gives you full ownership of the property and land, while leasehold gives you ownership for a set term and typically involves service charges or ground rent. Leasehold is less common in Scotland but we'll explain which applies to any new build you're considering.

Scotland offers a range of assistance schemes from time to time, such as First Home Fund or shared equity programmes when available. We'll confirm current options when you enquire about a development.

A reservation fee is typically paid when you reserve the plot, followed by a formal deposit at missives (contract) signing. Our team will guide you through each stage.

You should begin the mortgage process as soon as you reserve your property, as new build offers often require extended validity. Our Mortgage Advisors can help guide you through the process.

Our Lettings team can provide a rental appraisal tailored to your location and property type. We'll review comparable rents, demand levels and compliance requirements. You can also use our instant online rental valuation to get a rental estimate, based on the current lettings market.

Some landlords do accept pets, while others prefer not to. When you enquire, we'll confirm the property's pet policy and help you find homes that welcome pets.

If your property is managed by Rettie, simply report the issue through our online maintenance portal, My Rettie, or contact your management team directly. We'll organise the appropriate contractor as quickly as possible.

Once your tenancy ends and the check-out inspection is complete, your deposit will be returned through the approved Tenancy Deposit Scheme. If there are no disputed deductions, repayment is usually processed quickly.

Rent increases must follow the rules set out for your tenancy type and require proper notice. We ensure all rent changes are handled legally and communicated clearly.

Rents vary significantly by area and property type. Our local teams can provide current market insights and help you understand rents in the neighbourhoods you're interested in.

All deposits must be lodged with an approved Tenancy Deposit Scheme within 30 working days of the tenancy start. Tenants must also receive prescribed information confirming where the deposit is protected.

You'll need ID, proof of address and income or employment details. As part of the application, we'll guide you through referencing and affordability checks.

Accidents happen, please inform us or your landlord as soon as possible. Repairs can then be arranged and any reasonable costs will be discussed transparently.

A tenancy agreement is the legally binding contract outlining your rights and responsibilities as a tenant. It covers rent, duration, responsibilities and conditions of living in the property.

You're responsible for day-to-day upkeep such as changing light bulbs, ventilation, keeping the property clean and reporting issues promptly. Larger repairs and structural issues are normally the landlord's responsibility.

Review the inventory, test appliances, check meter readings and report any discrepancies immediately. This helps ensure a smooth move-in and protects your deposit at the end of the tenancy.

Landlords must handle structural, safety-related and major repairs, while tenants manage minor upkeep and must report problems quickly. If Rettie manages the property, we co-ordinate repairs on your behalf.

It's a legal requirement that your deposit is held securely in an approved scheme for the duration of the tenancy. This ensures transparency and fairness when your deposit is returned.

Build to Rent refers to purpose-built, professionally managed rental homes designed for long-term renting. These developments often feature amenities such as wi-fi, concierge, gym and shared spaces; on-site management, and high-quality finishes.

Under the Private Residential Tenancy system, you can end a tenancy only if you have a valid statutory ground. We'll guide you through the notice requirements and process to ensure everything is done correctly.

You can review your rent annually, and if you're increasing it you must give at least 3 months notice to your tenant. If your tenant feels any increase is unfair, they can appeal. Our landord team can keep you legally compliant, advising on any rent adjustments.

Both options work well. The right choice depends on your target tenants and the type of tenancy you want. We can advise on what's most suitable for your property and area.

You must meet all safety, maintenance and compliance standards, including certification, landlord registration and the Repairing Standard. We can ensure your property is fully compliant before and during the tenancy.

Tenants can end a Private Residential Tenancy with the appropriate notice, so early departures are allowed within the legislation. We can help you manage the transition and quickly re-let the property if required.

We can work with you to address arrears or breaches promptly and in line with legislation. If needed, we can support you through formal procedures to recover costs or regain possession.

You should hold specialist landlord insurance, including buildings, liability and any relevant contents cover. This ensures proper protection for both your property and tenants.

An EPC rates your property's energy efficiency and is legally required for letting. We can check your rating, arrange a new certificate if needed, and ensure it's displayed in all marketing.

Yes - all private landlords in Scotland must register with their local authority. We'll help you complete registration and make sure your details meet legal requirements.

Any deposit taken must be lodged in an approved Tenancy Deposit Scheme within 30 working days of the tenancy starting. We handle this process for you and provide all required documentation to your tenant.

We can provide comprehensive property management covering compliance, maintenance, tenant communications, rent collection and ongoing asset protection.

You can browse available student properties on the Rettie website. Once you find a suitable property, contact Rettie to arrange a viewing. After viewing, you'll need to complete an application form and provide necessary documentation, such as proof of student status and identification. You should make sure any 3 bed+ properties note it has an HMO license as this will be required. You can also email lettings@rettie.co.uk and get added to our HMO applicant list.

Yes, most student rentals require a UK-based guarantor. If you don't have one, The Landlord may accept a higher upfront rent payment or be able to offer alternative solutions. It's best to discuss your specific situation with a Rettie representative.

Rettie offers a fully managed service, handling maintenance issues, rent collection, Inspections, and tenant communications. This ensures a smooth rental experience throughout your tenancy with your dedicated 1 point of contact.

For properties managed by Rettie, you can report maintenance issues 24/7 via the MyRettie tenant portal, providing a quick and convenient way to log any problems at any time.

You can also report maintenance issues by contacting your portfolio manager directly. Depending on the urgency, this can be done by phone or email, and the team aims to address and resolve issues promptly.

At the end of your tenancy, Rettie will conduct a final inspection of the property. Provided the property is in good condition and all terms of the tenancy have been met, your security deposit will be returned in accordance with the tenancy deposit scheme regulations.

Festival lets require an event-focused service due to higher demand and turnover. We'll tailor our marketing, pricing and management accordingly while still providing full short-let compliance and support.

Simply contact the Rettie Short Lets team and we'll guide you through licensing, compliance, pricing and presentation.

We offer a free appraisal to assess your property's earning potential. Our short let specialists will review location, demand and seasonal factors to give you clear guidance.

We manage short-term lets across Edinburgh only.

You must have a valid Short-Term Let Licence from your local council before taking bookings. We can advise you on the application process and required documentation.

Get in touch and let us know your requirements. A member of the Rettie team will meet you at your property to talk through our services. They will also give you feedback to help you prepare your property for a short-let rental.

We provide a free property appraisal to assess the potential of your property as a short let. We will then advise you on how much you should charge to rent the property.

We can let your property for a minimum of a month. We can also manage continuous bookings of several months in length. Our service is adaptable. We can fully manage your short let for you, taking care of guests as they check in and providing 24-hour maintenance support. Or, if you wish to be more hands on, we can provide a booking-only service.

This is very much a case-by-case issue. We will provide a rental estimate in line with the location, size and condition of your property.

Short-let properties should offer a home-from-home feeling for guests. Your property must be structurally sound, in good order and clean. There should be reliable heating and hot water.

The kitchen or kitchen area should be provided with a good range of kitchen utensils, crockery and small electrical appliances, so that tenants can cook for themselves if necessary.

Yes - guests are unlikely to book accommodation without it.

Yes - beds should be freshly made, with a change of linen provide for each bed, and two towels per guest.

You must arrange landlord insurance for shorts lets.

As a landlord you are legally required to have a valid Energy Performance Certificate (EPC) and landlord gas safety certificate (if there is a gas supply to the property).

It is strongly recommended for landlords to have an Electrical Installation Condition Report (EICR). As part of the EICR you must ensure that all the portable electrical appliances you supply have undergone Portable Appliance Testing.

You must ensure the property has the number of smoke, fire and heat detectors required by law. All alarms and detectors should be interlinked and ceiling mounted. They should either be mains-operated or powered by tamper-proof long-life lithium batteries.

You must ensure that Carbon Monoxide (CO) detector[s] are fitted in each room where there is a gas appliance.

You must carry out risk assessments for Legionnaire’s disease and implement any necessary risk-reduction measures.

It is your responsibility as owner to provide a clear, up-to-date and full inventory of your property. You will also need to check off the contents of your property against the inventory at the end of each let. To help, we can instruct a specialist inventory company to produce an initial inventory.

We take a deposit against every booking. Rental payment is then taken prior to the guest’s stay at the property.

You are paid as soon as the deposit has been returned to the tenant. If the booking is a rolling month-to-month booking you will be paid at the end of each month.

From 1 October 2025, bookings for stays in Edinburgh beginning 24 July 2026 or later will be subject to the Visitor Levy. Any bookings confirmed and paid (in full or in part) before 1 October 2025 will be exempt.

First take a look at our portfolio of available properties. In addition, please do not hesitate to contact us with your requirements and we can send you suitable options.

Once you have chosen the accommodation you would like to book, please complete and submit the online booking application form. We will then issue you with a lease agreement and send you all relevant detail about the property. (We will also invoice you for the booking and damages deposit).

Please note that (subject to the terms and conditions outlined in our lease agreement) bookings are only confirmed on receipt of a fully signed booking agreement and payment in full of both the booking and damages deposit, and our booking fee of £75.

Payment of the full rental sum is due eight weeks prior to the commencement of your booking. Payments should be made by BACS to our client account as detailed in your tenancy agreement.

Our short-let properties are typically available for full-month bookings. However, we always have a number of properties available for both shorter and longer stay durations. In addition we can offer a range of long-term lets through our main letting department.

Please do not hesitate to contact us with your requirements and we can send you suitable options.

Some of our properties are offered as ‘managed’ and some as ‘booking-only’ properties.

For properties that are fully managed by Rettie, we will remain as your point of contact throughout your stay. You will collect and return keys from our offices and all questions and queries should be directed to us. We will be on hand to help with any problems or maintenance issues.

For booking-only properties, we will guide you through the booking process. We will then put you in direct contact with the property owner. They will then make arrangements with you for your check-in, check-out and for the management of any issues during your stay.

Details of this will be provided a week before the start of your booking.

The office for our Short Let Team is at 4, Jamaica Street, Edinburgh, EH3 6HH.

Our standard office opening hours are Monday to Friday 9 am to 5.30 pm, with extended opening hours during the Edinburgh Festival period - please check with the office when making plans to collect keys. Keys can be collected after office hours by prior arrangement.

Check in is from 4 pm onwards. If you are arriving outside of office hours, please call in advance so we can make alternative key handling arrangements.

Check out is strictly 11 am.

No - our properties are non-smoking.

This is subject to the properties individually, please check the listing details of the specific property you are enquiring about.

Yes, all properties have bedding and towels sufficient for the number of booked guests. There will be a changeover set of linen and towels provided too.

All our properties have Wi-Fi.

We have a 24-hour emergency number, where you can speak to a member of staff for assistance. Should you require emergency assistance, call the main office number 0131 608 1265.

If you are in a booking-only property, please make your landlord aware, so the issue can be rectified.

If we are managing the property, please call our office on 0131 221 1646 or email us on info@rettieshortlets.co.uk, and one of our team will be happy to assist you.

· Please ensure the property is left clean and tidy.
· All rubbish and foodstuffs should be removed.
· Any washing should be completed, with crockery stored back in the cupboards.
· Where possible we ask that you strip the beds.
· Please ensure all lights are turned off.
· All the windows must be secured and locked, and the property locked behind you.

Your deposit will be returned to you within four weeks of the conclusion of your stay, less any deductions if applicable. Please provide one set of bank details for your deposit return - we require Bank Address, Sort Code, and Account Number. For international bank repayments we also require the SWIFT/BIC code and IBAN.

· If there is any evidence of smoking in the property.
· If keys have been lost.
· If there has been damage to fixtures or fixings.
· If something has been broken.
· If additional cleaning is required (excluding linen and towels).

If you need to cancel the booking, we will try to re-let the property for the rent as stated in the agreement. Where it is not possible to re-let the property for the rent stated in the agreement then no refund is due to the tenant, and the tenant remains wholly responsible for any outstanding balance.

Date changes may be possible depending on availability and the host's policy, so we recommend contacting us as soon as possible to discuss.

Some of our short term lets are ideal for families and groups, offering multiple bedrooms, shared living spaces, and family-friendly amenities.

Yes, if your booking is made on or after 1 October 2025 for a stay taking place on or after 24 July 2026, the Edinburgh Visitor Levy will apply. Bookings made and paid (in full or in part) before 1 October 2025 are not subject to the levy, even if the stay occurs after 24 July 2026.

Our Land and Development team can provide funding and viability advice for landowners, developers and investors. We can guide you through structuring, funding routes and market positioning of your acquisition.

You can contact our Land and Development team directly to arrange a full site appraisal or valuation. We assess planning status, market demand and residual land values to give you clear, data-driven advice.

We can review the planning background for you, including previous applications, refusals or constraints.

Planning status indicates whether a site is allocated, consented or speculative. This directly affects land value, funding options, timescales and risk profile, which is why we assess it carefully before advising clients.

Detailed (full) consent approves the exact design and layout, allowing development to begin once conditions are met. Outline consent agrees the development in principle, with details to be submitted later through reserved matters.

A joint venture shares risk and reward between landowners and developers, while a promotion agreement appoints a promoter to secure planning and maximise sale value. We can advise on which structure best suits your objectives.

Yes, Income Protection Insurance is particularly valuable for self-employed individuals, as they don’t receive sick pay from an employer.

Income protection payments begin after your chosen waiting period, which typically ranges from 4 weeks to 12 weeks.

Yes, you can have multiple policies, but the total payout across all policies generally cannot exceed your usual income.

Usually, Income Protection Insurance does not cover redundancy, although some providers offer optional unemployment coverage as an add-on.

Most Income Protection policies cover a wide range of illnesses or injuries that prevent you from working, but always check your specific policy for exclusions.

While not always mandatory, life insurance is strongly recommended to protect your family and cover the mortgage in the event of death. Many lenders expect suitable cover to be in place. Our Rettie Financial Services Advisorscan talk you through the options and help you find the right cover for your circumstances.

Critical illness cover pays a lump sum if you're diagnosed with certain serious conditions. It provides financial security and is often advisable when taking on a long-term commitment like a mortgage.

Buildings insurance is essential and usually required by mortgage lenders. Contents insurance protects your personal belongings and is highly recommended.

Most landlord insurance policies can include options for accidental damage, liability and loss of rent. Our team at Rettie Financial Services can help you choose the level of protection that best suits your property and tenants.

We offer independent, market-led advice across sales, lettings, investment, development, new homes, mortgages and protection, ensuring our recommendations are always in your best interest.

You can request a viewing directly through the property listing on our website or by contacting the relevant office. Our local team will confirm availability and guide you through the process.

Simply book an appointment with one of our Mortgage Advisors via our website or speak to your local Rettie branch to book a time.

You can request a free, no-obligation market appraisal on our website or by contacting any Rettie office. One of our experienced valuers will arrange a time that suits you.

Our teams are made up of highly qualified property professionals with extensive local market knowledge. From sales and lettings to investment and development, we bring decades of combined experience.

Yes - we are fully regulated and accredited across our service areas, including membership in recognised industry bodies. This ensures our clients receive transparent, compliant, and professional service at all times.

We operate throughout Scotland and the North of England, with strong coverage in Edinburgh, Glasgow, the Borders, Fife, Perthshire and Northumberland.

You can reach us through our website, by phone, or by contacting any of our local offices directly. Our teams are always happy to assist.

Feedback can be submitted through our website or via email to the relevant office or department. We welcome all comments as part of our commitment to improving client experience.

Most offices operate standard business hours Monday-Friday, with selected branches offering weekend availability. Specific opening times can be found on each office's webpage.

We have branches across Scotland and the North of England, including Edinburgh, Glasgow, Melrose, Bearsden, St Andrews and Berwick upon Tweed. Full addresses are listed on our website's office directory.

If you are unhappy with the service you have received you can contact compliance@rettie.co.uk with full details and we will investigate on your behalf.