Bank of Scotland Conveyancing Panel Information

The information on this page is designed to keep solicitors and licensed conveyancers abreast of latest requirements changes by Bank of Scotland and to assist in remaining on the Bank of Scotland Solicitor Panel.

Bank of Scotland Solicitor Panel: Recently Asked Questions

Does the fact that my practice receives Alerts via this site assist in my application to join the Bank of Scotland conveyancing panel?
The criteria to join the Bank of Scotland conveyancing panel is likely to be fairly detailed and is unlikely to include signing up to LENDERmonitor alerts.

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Is it the case that the Law Society has advised that firms check their status on the Bank of Scotland conveyancing panel?
The Scottish Law Society has advised that solicitors should check their lender panel status prior to accepting client instructions to act. The advice is lender-agnostic as it does not relate specifically to solicitors on the Bank of Scotland conveyancing panel. The suggestion arises from the practice of a number of mortgage lenders who remove solicitors from their panels without prior notice as part of their panel management system, which can lead to some solicitors discovering this only once instructed. This is sensible advice as a client finding out midway through a transaction that their lawyer is not on the approved lender panel is very frustrating and can lead to complaints. Many online consumer forums contain posts where someone is complaining about finding that their lawyer is not on a lender conveyancing panel. Such forums include mumsnet.com
Being on the Bank of Scotland conveyancing panel how long am I expected to keep hold of the complete conveyancing file?
The CML Part II requirements of Bank of Scotland are silent on this. Most lenders address the question of file retention via their Terms of panel appointment where they generally provide that for evidential purposes, the firm must keep the file for a minimum six years from the date of the mortgage. Data imagining is normally suitable compliance with this requirement. Many lenders point out in that it is the practice of some fraudsters to demand the conveyancing file on completion in order to destroy evidence that may later be used against them. It is therefore important to retain these documents to protect Bank of Scotland’s interest. To be absolutely sure of Bank of Scotland requirements in this regard please check the Terms and Conditions of Bank of Scotland’s conveyancing panel acceptance.
One of our conveyancers is acting for a seller of a property and we have received a letter from the buyers solicitors who are not on the Bank of Scotland conveyancing panel requesting that we undertake to send certain post-completion documents to a law firm on the approved solicitor list for Bank of Scotland. How has this come about?
You will be aware of the trend in recent years for lenders such as Bank of Scotland to take a much more pro-active approach in relation to the management and make up of their conveyancer panels. The knock on effect of this is that it is more likely that there will be a higher number of cases where a conveyancer is not on the Bank of Scotland panel. The situation that you find yourself in is where your client’s purchaser has his/her own lawyer and Bank of Scotland have appointed a separate lawyer to act on their behalf where the new CML Part 3 requirements apply. Section 11.1 of the UK Finance Lenders’ Handbook Part 3 requires Bank of Scotland’s panel solicitor to ‘ ...transfer the mortgage advance directly to the Seller’s conveyancer. The Seller’s conveyancer must be required to hold the mortgage advance on the terms of the required undertaking. The example borrower’s conveyancer’s undertaking letter includes a specific example of the seller’s undertaking’. You should expect to be advised to received the mortgage advance directly from the conveyancing solicitors for Bank of Scotland. You will no doubt be required to undertake directly to Bank of Scotland’s solicitors to discharge any charges secured on the property and to send directly to them the executed transfer and any other documents required to enable us to effect registration. Please remember to carefully consider undertakings in accordance with your firm’s protocol and record them in your undertakings logg. Please remember that as well as this breach of this undertaking having regulatory and compliance implications it’s breach could also result in your firm being removed off the Bank of Scotland conveyancing panel.
Are there any specific Bank of Scotland conveyancing panel requirements or Transfer of Equity Conveyancing?
Bank of Scotland approved panel lawyers are bound by the Part II instructions relating to Transfer of Equity. These are set out in Section 16.3. First, your firm must approve the form of Transfer of Equity (which should be in the Land Registry's standard form) and, if Bank of Scotland require, the deed of covenant on their behalf. You will need to check Bank of Scotland CML Part 2 conditions to see if Bank of Scotland have standard forms of transfer and deed of covenant. Please note that this requirement can change from one transaction to another so do check! Second,When drafting or approving a transfer, you should bear in mind that: although the transfer should state that it is subject to the mortgage (identified by date and parties), it need give no details of the terms of the mortgage; the transfer need not state the amount of the mortgage debt. If it does, the figure should include both principal and interest at the date of completion, which you must check ; there should be no statement that all interest has been paid to date. Further obligations are set out in the UK Finance Lenders’ Handbook which have to be followed by all firms on the Bank of Scotland conveyancing panel
Our membership of the Bank of Scotland conveyancing panel was suspended but was reinstated on appeal, do I need to include this information on my CQS application?
It would be advisable to provide details of the date of removal, information on the reason for removal, date of appeal and any reason given for reinstatement. This should not negatively affect your application but gives the Law Society viability as to what has occured.
Our practice is on the Bank of Scotland conveyancing panel and due to complete a remortgage within the next few weeks. My papers do not include a Mortgage Deed for the client to sign. Who do I contact at Bank of Scotland to obtain duplicate documents?
You would be advised to get in touch with Bank of Scotland to obtain standard documents. The CML Handbook includes an express question for lenders to set out who to contact to obtain standard documents. Bank of Scotland in their Part 2’s state:
You will need to quote the firm’s Bank of Scotland solicitors panel number.

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Average number of days to register title including a charge in favour of Bank of Scotland
This information relates to purchase only and not remortgages.
YearDays*
2024 [no data]
2023 [no data]
2022 [no data]
2021 [no data]
2020 [no data]
2019 25.4
* Data aggregated from sources including COMPLETIONmonitor