Why closing dates still matter; but not always and not for everyone.

If you watched Location, Location, Location recently, you’ll have seen a couple fall in love with a semi-detached home in Gullane. It was listed at “offers over £660,000.” They offered £825,000 (£165,000 above the guide) and still lost out. (It turned out their offer, although highest, wasn't as 'proceedable' as another.)

It’s a jaw-dropping moment. But it’s also a reminder: for certain properties, especially those in prime locations with broad appeal, a closing date can still deliver a strong result. When interest is high and competition is real, sealed bids can push prices up and sellers know it.

But here’s the nuance: not every property is suited to a closing date. And not every buyer should wait for one.

Buyers: You don’t have to wait

In Scotland, a closing date is only set if multiple buyers register interest via their solicitor. That means if you’re keen on a property, waiting quietly in the wings won’t help. You’re not in the game until your solicitor formally notes interest.

But before a closing date is set, you’re not obliged to play by any closing date rules. If you love a property, you’re absolutely within your rights to make a strong offer early and say you won’t be bidding at any future closing date. In fact, that’s exactly what many East Lothian buyers are doing. They’re skipping the drama and securing homes with decisive, well-structured offers. Especially if they’re under offer themselves, or chain-free.

Sellers: Know your property’s rhythm

Some homes will benefit from a closing date. Others won’t. It depends on location, price point, buyer pool and timing. What we’re seeing in East Lothian is a shift:

•   Fewer properties are reaching closing dates

•   More buyers are making strong early offers

•   Sellers must assess offers on merit (buyer situation) not just price

With many agencies overvaluing properties (as our recent stats show) sellers need clarity more than ever. In reality, a closing date only works if the initial pricing is realistic, if genuine interest builds and those that register interest actually put in an offer on the closing date. Most importantly, is the top offer received actually proceedable? Many look great on paper but a buyer's situation can be complicated and fraught with hurdles.

How Mowatt helps

We guide sellers through this landscape with strategy, not guesswork. Whether you’re listing off-market via our Matchlist or preparing for the open market, we help you:

•  Understand your property’s realistic value range

• Assess any early offers from Verified Quiet Seekers with confidence (We know the buyer's actual situation; are they really 'cash' or do they need to sell first? are they needing a mortgage and have they had it approved? How 'proceedable' are they?)

•  Avoid public price drops and portal fatigue

Because moving smarter means knowing when to wait and when to act.

Thinking of selling?

We offer free property appraisals for serious sellers. No pressure. No boards. Just clarity.

🔗 Register at mowatt.uk

📬 Or book a free appraisal today

Warmly,

Phil Mowat & Annabelle Watt

Together, we are Mowatt – Move Smarter