Estate agent software for Scotland
A Scottish sale does not run like an English one. Missives are concluded rather than exchanged and completed. The Home Report comes before the marketing, not after the offer. Offers Over is a bidding process, and a closing date is a sealed blind bid. Saltire Systems is built for that sequence, and Munro runs it with you.
Scotland's sale is a different sale
These are not cosmetic differences in terminology. They change the order of the work, where the binding moment falls, and what you owe the seller at each point. Here are four Saltire treats as first-class rather than as fields to fill in.
Missives conclude, they do not complete
The sale becomes binding on conclusion of missives, which is a different moment from exchange and completion, and once concluded there is no gazumping. Saltire tracks the process across 11 milestones rather than mapping it onto a two-step English model, holds the solicitors on both sides, and chases them when progress stalls.
Offers Over is a bidding process
The asking price is a floor, not a target, so there is no single moment where an offer is simply accepted. Interest is registered through Notes of Interest, then a closing date collects sealed bids. Offers Over, Fixed Price and Offers Around are genuinely different workflows in Saltire, not one workflow with a label on it.
The Home Report comes first, and it expires
You cannot market without one, and it does not stay valid forever. Saltire holds the go-live gate until it exists, counts down to expiry, and withdraws the listing from the portals if it lapses while the property is still being marketed. The surveyor's figure then follows the sale into every offer you receive.
The solicitor is central, not peripheral
Notes of Interest come from solicitors. Closing-date bids come from solicitors. Missives are conducted between solicitors. Saltire gives them their own secure routes in, so nothing arrives as a forwarded email that someone has to re-type, and their contact details carry from the listing into the transaction automatically.
The Scottish sale, start to keys
Ten stages, joined up, with Munro working each one in the background and escalating to you when a decision is genuinely yours to make.
Valuation
A seller submits an address and gets a researched valuation report by email, not a guess from averages that undermines you before you have been through the door. Saltire pulls verified sold prices from Registers of Scotland, EPC data and Data Zone statistics including the lower and upper quartiles, then reasons from the property's own sale history first and comparables second. With your own PropertyData.co.uk key, the landing page can also show the seller an instant on-page valuation built from the same official sold-price records, anchored to their own previous sale and sanity-checked against real sales nearby, with the full report still following by email. Everything is branded as yours.
Winning the instruction
Build a comparable evidence presentation for the appointment: your own listings by postcode, AI-researched nearby sales, or manual entries, with your notes and adjustments, rendered as a branded PDF. When the seller says yes, the listing agreement goes out for signature. Joint owners each get their own link and sign in parallel, which matters because most Scottish homes are jointly owned and every proprietor has to sign.
Home Report
Request it from your surveyor from inside the listing. When it arrives, upload the PDF and Saltire reads it: the surveyor's valuation, the EPC rating and the SAP score all populate, and the SAP score goes on to feed the portal feeds accurately rather than being approximated from the letter grade. Expiry is tracked from that moment.
Building the listing
Send the seller an AI interview and they describe their own home on their portal, in their own time, which surfaces the things a form never asks about. From that Saltire writes three descriptions, factual, lifestyle and investment, plus up to ten key features. Photos go through an enhancement studio with a live before and after slider, and room tagging sets the captions that carry to the portals.
Going live
A go-live checklist holds the listing until it is genuinely ready, with the Home Report flagged as strongly recommended. Then one action pushes it to Rightmove, Zoopla, OnTheMarket, the Solicitor Property Centres, s1homes and your own website, per portal so you stay in control. Social posts go out automatically, and a QR code links your sale board straight to the property page.
Buyers and viewings
Enquiries arrive from the portals, your website and the phone, and Munro answers them, qualifies the buyer and books the viewing without waiting for you. Registered buyers whose requirements match a new listing are alerted automatically, so the property goes to a warm list on day one. Viewings can be agent-conducted from your calendar or seller-conducted from theirs, reminders go out the day before, and feedback is collected afterwards rather than chased.
Notes of Interest
Register each interested buyer's solicitor against the listing with their firm, reference and contact details. When you set a closing date, every one of them is notified and issued their own submission link, which is the point of the register: it is the list of people who must be told.
Closing date
Sealed bids, collected properly, compared side by side. This is the part most software leaves to email and a spreadsheet, so it has its own section below.
Offers and acceptance
Every offer is scored out of 100 on price against asking and Home Report value, the buyer's position and funding, the chain, and any conditions attached, with the strengths and the concerns spelled out. The seller sees it on their own portal and can accept, counter or decline there. Accepting records the offer, opens the transaction, moves the listing to under offer and declines the others.
Missives to settlement
Eleven milestones from qualified acceptance to keys released, with the date of entry and every deadline monitored. Munro chases the solicitors when a milestone slips and escalates to you when a transaction has been stuck too long. Linked sales are drawn as a chain with traffic lights per link, so you can see whose delay is holding up whose move. On completion the seller gets a final report and a review request.
Closing dates, run the way they actually work
A closing date is a sealed blind bid with a hard deadline, and the seller is entitled to choose on more than price. Run on email and a spreadsheet, that is where mistakes and arguments come from. Saltire runs it as a process.
Solicitors submit themselves
Set the date and every solicitor on the Notes of Interest register gets their own secure link. They enter the offer, the proposed date of entry, funding and chain position and any conditions, and they can revise it right up to the deadline. Nothing is forwarded and nothing is re-typed by you.
Bids stay blind
No solicitor can see another's submission, because that is the whole point of a sealed bid. At the deadline the listing closes itself and the bids become visible together, not one at a time as they arrive.
Compared side by side
Every bid on one board, each scored by Munro against the asking price and the Home Report valuation, sortable by price or by score. You can see at a glance which offer is strong on paper and which is strong in reality.
Choose on what matters
The highest number is often not the best offer. A cash buyer with your seller's date of entry and no conditions can be worth more than a larger bid with a chain behind it. Selecting the winner records the accepted offer, opens the transaction, moves the listing to under offer and emails the unsuccessful solicitors. If the date needs re-running, the next round starts on a clean board.
A constraint, not an attachment
In Scotland the Home Report gates the marketing and then shapes the negotiation. Treating it as a PDF in a folder is how listings end up being marketed on a lapsed report and how asking prices end up excluding half the buyers.
Before marketing
The go-live checklist covers it, and going live without one raises an explicit warning you have to confirm rather than a silent pass.
Watched, not remembered
A countdown sits on the listing, colour coded as it closes in, with a task 14 days out. If it expires while the property is actively marketed, the listing is withdrawn and pulled from the portals.
Carried into the numbers
The surveyor's valuation appears against every offer and every sealed bid, and Munro flags an asking price sitting well above it. A lender will not advance above the Home Report figure, so that gap has to come out of the buyer's own pocket, which quietly rules out every mortgage-dependent buyer.
Where your listings go
The national portals, the Scottish ones, your own site and anywhere else you feed. Per listing and per portal, so a property can go to some and not others, and enquiries come back in rather than sitting in an inbox.
Rightmove, Zoopla, OnTheMarket
Real-time feeds to all three for sales, with change detection so nothing is re-sent needlessly, and status changes syncing automatically. Toggle a portal off and the listing is removed from it.
ESPC, GSPC and TSPC
Feeds for all three Solicitor Property Centres, which matter here and are rarely first-class elsewhere. Enquiry emails from them are recognised and matched back to the right listing.
s1homes and your own site
s1homes carries both sales and lettings. Your branded agency website is included, with property search, area guides, an LBTT calculator on each property and an AI chat widget that qualifies enquiries around the clock.
Third-party sites and your own tooling can pull a BLM, XML or JSON feed with an API key, and outbound webhooks fire on listing events. Enquiries arriving from any portal, by webhook or by forwarded lead email, create the buyer, log the enquiry and reach Munro, so a Sunday evening enquiry is answered on Sunday evening.
Sellers and buyers serve themselves
The seller portal
Your seller sees their own property: the photos, the activity, every viewing and every offer, and the full selling journey in plain language so they know what happens next. They accept, counter or decline offers there. They set their own viewing availability, and can connect their Google Calendar if they are conducting viewings themselves. They complete the AI interview there. And they can just ask Munro a question, at any hour, and get a real answer about their own sale rather than a promise that someone will call back.
The buyer portal
Buyers book and rebook viewings, leave feedback, submit offers, upload their AML identity documents and follow the progression of a purchase they are part of. Every one of those is a phone call you do not have to take, and a step that does not wait on you being at a desk.
Both sit alongside a single-canvas view of any listing or lead that scores the record and tells you what you would otherwise walk past, such as a seller who opens every email and never replies.
Scottish sales questions
Does Saltire Systems handle Offers Over and closing dates?
Yes, as distinct pricing models rather than a note in a field. Offers Over, Fixed Price and Offers Around each carry their own workflow. Set a closing date and every solicitor who has registered a Note of Interest is issued their own secure submission link. Bids stay blind until the deadline, then arrive as a side-by-side comparison board scored against asking price and Home Report valuation. You choose the winner on whatever basis suits your seller, which is often the date of entry, conditions or buyer position rather than the highest number.
How does Saltire Systems handle Home Reports?
As a marketing constraint, not a document upload. A Home Report has to exist before marketing begins and it expires, so Saltire tracks the date: a warning task 14 days out, and if it expires on an actively marketed property the listing is withdrawn and pulled from the portals. The surveyor's valuation is then carried through the rest of the system, appearing against every offer, and flagged when the asking price sits well above it, because a lender will not advance above the Home Report figure.
Does it track Scottish missives?
Yes, across 11 milestones from Notes of Interest through to keys released. Missives are concluded rather than exchanged and completed, so the sale becomes binding at a different point from an English transaction and there is no gazumping after it. Saltire holds the solicitor contacts on both sides, monitors the date of entry and each deadline, chases solicitors automatically when progress stalls, and escalates to you when a transaction has been stuck too long.
Can joint owners both sign the listing agreement?
Yes. Most Scottish residential property is jointly owned and every registered proprietor has to sign what is a binding contract. Each owner gets their own secure signing link and signs in parallel rather than passing one link around. The agreement stays at partially signed until the last owner has signed, and the final PDF carries a certificate of completion listing every signatory with their typed signature, timestamp and IP address.
Which portals does it syndicate to for sales?
Rightmove, Zoopla and OnTheMarket, plus the Solicitor Property Centres, ESPC, GSPC and TSPC, and s1homes. Your own branded agency website is included, and third-party sites can pull a BLM, XML or JSON feed. Syndication is per listing and per portal, so you can push to some and not others, and enquiries come back automatically into the pipeline matched to the right property.
Does Saltire Systems calculate LBTT?
Yes, with the current Scottish bands, the Additional Dwelling Supplement at 8 per cent, and first-time-buyer relief to the £175,000 nil-rate threshold. It appears as a calculator on property pages so buyers work out their own liability, which removes a common source of enquiries, and it is Scottish LBTT rather than English stamp duty.
Can one person really run a sales agency on this?
That is what it is designed for. You do the valuations and the photography, the two things that need a person in the room. Munro handles the enquiries, the qualification, the viewing bookings and reminders, the feedback chasing, the seller updates, the solicitor chasing and the portal syndication, and escalates to you when a judgment call is needed rather than guessing.
Is Saltire Systems suitable for a sales-only agency?
Yes. Lettings can be switched off per office with a single toggle, which hides the whole lettings side of the navigation and blocks lettings records from being created. Everything described on this page is included on every plan, from £99 a month. If you do both, the lettings side is built to the same depth.
Scottish sales, built in.
From £99 a month.
Every feature on this page is included on every plan, with no per-user fee. The only difference between tiers is how many properties you have on at once.
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