LIFT (OMSE/NSSE) in Scotland: 5-Minute Interview with Luka Bruder, Specialist Adviser, The Mortgage Broker Scotland
Executive summary (what buyers need to know now)
Funding is live for 2025/26
- LIFT remains a Scottish Government shared equity route (10–40% gov’t share; you buy 60–90%)
- No rent on the government share
- they take the same % back when you sell or if you staircase later.
Eligibility
- First Time Buyers are now being accepted!
- Along with priority social groups: social renters, disabled with housing need, armed forces/veterans, bereaved partners, over-60s with housing need.
Two LIFT routes
- The LIFT Open Market Shared Equity (OMSE) scheme: Set up to help buyers purchase a home by providing funding up to 40% of the property valuation or purchase price (whichever is the lower)
New Supply Shared Equity (NSSE) scheme: LIFT but the property comes from a public source (housing association or council). The government’s share remains a part of the property, but you will own the remaining share once you complete the purchase
Read more on both Scottish Government LIFT Schemes HERE.
Timing:
Passport approval letters usually valid 12 weeks; settlement currently expected by 31 March 2026 for 2025/26 budget lines. We align your solicitor, MIP and property hunt to that clock.
5 minute interview with Luka Brudar . FAQ’s on the Scottish LIFT Scheme.
There are 4 key highlights Luka has mentioned to us, so below we go into more detail with some quick fire FAQ’s.
- In certain areas, Scottish gov’t can retain a golden share, where the client cannot staircase to own all of the equity. These are often found in rural areas where increasing the supply of affordable housing is challenging.
- OMSE: property price thresholds dependant on local authority area + number of bedrooms
- ADS cannot apply, as the pre-requisite is that the client is a FTB and owns no other property
- The absolute minimum deposit for a sole applicant is 5% of their SHARE (60% of property value). For joint apps, it is possible to buy without a deposit altogether, although limited to one lender only
Q1) Luka, what is LIFT in plain English?
A: You buy most of the home; the Scottish Government takes a smaller equity share (typically 10–40%). There’s no rent on their share. When you sell, or if you “staircase”: they get the same percentage back. It reduces the mortgage/deposit you need.
Q2) Who can apply right now? Has it reopened to all first-time buyers?
A: For 2025/26, the official position is priority groups. Some pages imply wider FTB access; in practice we check live with Link Group on day one so you don’t waste time. If you’re a social renter, disabled with housing need, armed forces/veteran, bereaved partner, or 60+ with housing need, we can usually proceed.
Q3) What’s the difference between OMSE and NSSE?
A: OMSE = buy on the open market within local price thresholds.
NSSE = buy a new-build from a council/housing association. We’ll tell you which route fits and what the threshold is for your area and property size.
Q4) How much can the Government put in and how much do I need?
A: Government share is 10–40% of valuation or purchase price (whichever’s lower). You usually cover the rest via deposit + mortgage. We model the sweet spot so you’re competitive but not over-stretched.
Q5) Is there rent on the Government share?
A: No. You own the home; the Government’s interest is a standard security. No monthly rent on their share.
Q6) Can I still bid ‘offers over’?
A: Yes, if you stay within your area’s OMSE threshold. Anything above Home Report valuation must be covered in cash by you. We’ll sanity check thresholds and “over valuation” cash before you bid.
Q7) What’s the timeline and how fast do I need to move?
A: Once approved, you usually get a Passport letter valid for 12 weeks to find a property. 2025/26 settlements are targeted by 31 March 2026. We build your plan backwards from those dates.
Q8) Do I still pay LBTT or ADS?
A: Yes. LBTT applies as normal (First Time Buyer relief may help). If you own another property at completion, ADS (currently 8%) could apply. Your solicitor calculates it but we will calculate that early so there are no surprises.
Q9) Do I need a mortgage and a deposit?
A: Typically yes: standard repayment mortgage plus a deposit on your contribution. Some over-60s with a housing need can be approved without a mortgage—we’ll confirm your route.
Q10) Can I staircase and buy more later?
A: Usually, yes, in 5%+ chunks when affordable. We’ll check if any “golden share” caps apply in your area/property.
Q11) What documents do you need to get me “offer-ready”?
A: ID, proof of address, income docs, deposit proof, bank statements, and credit files. We also pre-check area thresholds and line up your MIP + a Scottish solicitor so you can hit closing dates with confidence.
Q12) Biggest pitfalls you see?
A: Missing the 12-week window, assuming you’re eligible without checking the current rules, and bidding over threshold. We kill those risks up front with a live check and a firm ceiling.
Why use The Mortgage Broker Scotland
- Our team oru qualified Mortgage Experts based in Scotland.
- We verify eligibility live with the administering agent so you don’t lose weeks on mixed messages.
- Offer-ready: same day MIP, proof-of-funds pack, solicitor aligned to closing dates.
Scottish specifics: thresholds, Home Reports vs valuation, LBTT/ADS signposting, and LIFT paperwork. - CeMAP-qualified, FCA-regulated advisers with a 5-star service culture.
Next step: We can run a 10-minute LIFT eligibility + affordability check, pull the local OMSE threshold, and issue a same-day MIP if it stacks up—so you can start viewing this week.
Want to Speak to Luka: Book a FREE appointment today.
10 Minutes
