Prestige Award winner 3 years running
First Time Buyer Mortgages Edinburgh
Whole-of-market mortgage advice for first time buyers across Edinburgh and the Lothians. We deal with the lenders, the paperwork and the jargon so you can focus on finding your first home.
95%
Loan to value available, subject to circumstances
3X
Prestige Award winner, three years running
£0
Initial consultation is FREE with no obligation
FCA
Appointed representative.
Buying your first home in Edinburgh
First Time Buyers, you're in safe hands
Getting onto the ladder in Edinburgh is a big step, and the sheer volume of guidance floating around online rarely makes it easier. Plenty of it is dated, aimed at the English market, or written for someone whose situation looks nothing like yours. Our job is to cut through that and steer you personally, from the first phone call to the moment the sale completes.
Our lender panel includes plenty who are comfortable with modest deposits, money gifted by parents, borrowed deposits and funds raised through a government scheme. If your credit file has a few blemishes and the high street has already said no, that isn't the end of the road either — there are specialist lenders who take a far more considered view.
Edinburgh's market moves quickly and prices sit well above the Scottish average, which makes preparation everything. Whether you're weighing up a tenement flat in Leith or Gorgie, a colony house in Stockbridge, something in Corstorphine or Portobello, or a new build out towards South Queensferry or Musselburgh, we'll speak directly with your lender, solicitor and estate agent, keep the jargon to a minimum, and push for the sharpest deal your circumstances allow.
Book a free consultation and let's work out what's achievable for you.
Buying in Scotland
What makes buying in Edinburgh different?
The Scottish system has its own tax, its own survey and its own way of handling offers — and in Edinburgh, competition adds another layer. Here's what to prepare for.
LBTT, not Stamp Duty
Property tax north of the border is Land and Buildings Transaction Tax. First Time Buyer relief pushes the nil-rate band up to £175,000, which saves you up to £600. Because Edinburgh values regularly sit above that band, most buyers here will still owe something on the slice above the threshold — so it needs building into your budget from day one. We'll run the numbers with you before you start viewing.
The Home Report
Sellers in Scotland must supply a Home Report, and the surveyor's valuation inside it carries real weight. Lenders base their lending on that valuation rather than the price you agree, so if you go significantly over it — common in Edinburgh — the shortfall has to come from your own savings on top of your deposit. Knowing that before you offer changes how you bid.
Offers over, and closing dates
Flats in Leith, Marchmont, Bruntsfield and Newington frequently attract a queue of viewers and are sold at a closing date, often well above the asking price. When you get a single sealed bid and no second chance, walking in with an agreement in principle already secured tells the selling agent your offer is real.
How it works
From first conversation to keys in hand
Step 1
Free consultation
An informal, no-strings chat covering your earnings, your savings and the sort of home you have in mind.
Step 2
Affordability check
We look at the full picture and give you a straight answer on what your budget realistically buys in Edinburgh.
Step 3
Agreement in principle
Ready in your back pocket, so you can bid decisively when a closing date is set.
Step 4
Whole-of-market
We compare household-name lenders alongside specialists, then explain plainly which one we recommend and why.
Step 5
Application to keys
We chase the lender, liaise with your solicitor and the estate agent, and keep things moving to completion.
Why Us
Why choose Prestige Mortgage Solutions?
We set out to deliver more than the average broker does, leaving no stone left unturned.
☑ Advice shaped around your circumstances, not a one-size-fits-all script.
☑ Experienced mortgage professionals who save you time, money and stress.
☑ Whole of market access to rates and lenders.
☑ We take on the back-and-forth with lenders, solicitors and estate agents.
☑ A long-term relationship, not a one-off transaction.
☑ No-obligation quote.
Edinburgh areas we help first time buyers in
⚲ Leith ⚲ Gorgie ⚲ Dalry ⚲ Morningside ⚲ Bruntsfield ⚲ Marchmont ⚲ Newington ⚲ Stockbridge ⚲Corstorphine ⚲ Portobello ⚲ Granton ⚲ Colinton ⚲ South Queensferry ⚲ Musselburgh ⚲ Dalkeith
Not listed? Call us — we cover the whole of the UK
What our first time buyers say
★★★★★
"From the first chat on the phone to the last Chris was massively helpful and guided us through everything and was right at the end of the phone if we needed to ask anything . Would highly recommend, he went above and beyond when we had lost all hope of getting a mortgage. Thank you so much for all your help!"
- Kirsty
★★★★★
"Chris was fantastic from start to finish. Very professional. Thanks again for everything Chris."
- MICHAEL VALENTINE
★★★★★
"First class service, helped us get our mortgage when we moved after struggling massively because both of us were self employed and my business was new at the time! Both Sian and Chris are amazing at what they do!"
- Paul Dickson
FAQs
First time buyer questions, answered
How much deposit do I need to buy my first home in Edinburgh?
The usual minimum is 5% of the purchase price, but Edinburgh values mean that translates into a bigger number than elsewhere in Scotland — roughly £11,000 on a £220,000 flat. Bear in mind too that if you offer above the Home Report valuation, the difference comes out of your savings on top of the deposit. Stretching to 10% or more typically brings better rates within reach. We work with lenders who accept small deposits, family gifts, borrowed deposits and government scheme funds.
How much can I borrow as a first-time buyer?
That comes down to your income, how you're employed, your credit record, any existing commitments, your deposit and the property itself. We'll carry out an affordability assessment so you know your ceiling before you start booking viewings.
Do first time buyers pay LBTT in Edinburgh?
Often, yes. First Time Buyer relief lifts the nil-rate threshold to £175,000, worth up to £600, but a large share of Edinburgh properties sell for more than that, so tax is payable on the amount above the threshold. We'll calculate exactly what you'd owe at your target price.
Can I get a mortgage with bad credit?
Quite possibly. Missed payments, defaults, CCJs, debt management plans and a low score don't automatically rule you out. Several lenders specialise in exactly these cases, and we know which ones view your particular history most favourably.
Is there a fee for your advice?
Your first consultation and quote are free and carry no obligation. Should you go ahead with an application, we normally charge an arrangement fee based on your circumstances — typically £499, and only payable once the lender issues your mortgage offer. We'll set out any fee in full before you commit to anything.
What should I know about buying an Edinburgh tenement flat?
Older tenement and colony properties are a big part of the city's stock, and lenders vary in how they treat pre-1919 buildings, upper floors, shared roof and stair repairs, or short lease and factoring arrangements. Whole-of-market access matters here — we match your case to a lender that's comfortable with the building as well as your finances.