Scotland is not England with different paperwork. The sale process is genuinely different, the person marketing your house is often the same firm doing your legal work, and there is a document you have to commission before you can market at all. All three change the shape of the sheet, so a total worked on English assumptions will be wrong north of the border.
The solicitor estate agent, and one bill instead of two
In much of Scotland the marketing and the conveyancing are done by the same firm, which changes how you compare quotes. Instead of an agency percentage and a separate legal fee you may be quoted a combined figure, or the two priced together in a way that makes a straight comparison against an English style agency rate meaningless. When you put Scottish quotes into a sheet, separate the marketing element from the legal element first, or you will be comparing a bundle against a single line.
The Home Report you must have before marketing
A person responsible for marketing a house in Scotland has a statutory duty to have the prescribed documents for it, which in practice is the Home Report: a single survey and valuation, an energy report and a property questionnaire. The duty came into force at the end of 2008 and it applies before the house goes on the market, not after an offer. It is a real pre-marketing cost, larger than the English EPC alone, and like the EPC it is money spent whether or not the house ever sells.
What this does to the arithmetic
The practical effect is that a Scottish sale front loads more of its cost than an English one and bundles more of the rest. Your pre-marketing line is bigger because the Home Report replaces a standalone EPC, and your completion lines may arrive as one figure rather than two. The net proceeds calculation is otherwise the same shape: sale price, less what the firm charges for marketing and for the legal work, less the mortgage redeemed, is what reaches you.
Questions people ask about estate agent fees scotland
Do I need an EPC as well as a Home Report?
The energy report forms part of the Home Report, so it is commissioned as one piece of work rather than separately.
Is the Home Report needed before or after an offer?
Before. The duty attaches to marketing the house, which is why it is a cost you incur ahead of any interest at all.
Can I use an English agency in Scotland?
The marketing can be done by whoever you instruct, but the process, the documents and the legal work follow Scots law, so price the sale on Scottish assumptions.