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 Conveyancing Panel.

Bank of Scotland Solicitor Panel: Recently Asked Questions

Being on the Bank of Scotland conveyancing panel how long am I obliged to keep hold of the original conveyancing file?
The CML Part II requirements of Bank of Scotland are silent on this. Most lenders deal with the issue of file retention via their Terms and Conditions 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 appointment.

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Does my firm face suspension off the Bank of Scotland conveyancing panel if I have not sent the title deed on a purchase within a certain period of completion?
You might expect Bank of Scotland via their Part Two requirements to address this but the Handbook is silent on time frames. You need to look at the Terms of Bank of Scotland’s Conveyancing Panel Appointment that you previously signed. For many lender's these Terms have a clause such as: ‘To keep us informed of the reasons for any delay in your being able to send the title deeds and documents we require to us within 3 months of completion or evidence of proof of registration within that period. (We will send reminders if the deeds have not been received but will not acknowledge receipt of deeds’ It is imperative to keep Bank of Scotland informed. Law firms can often compound their problems by not communicating with the lender when there is a delay or problem.
As the Compliance Officer for Legal Practice what do I need to consider in terms of disclosures to the SRA if my firm is removed off the Bank of Scotland solicitor panel?
What you should do largely depends on the reason that your firm has been removed off the Bank of Scotland conveyancing panel. The top 3 reasons are as follows:
  1. lack of transactions
  2. the lawyer is a sole practitioner
  3. as part of the HSBC panel reduction.
In these three circumstances it is unlikely that you would expected to take any action. Disclosure and other compliance considerations are more likely to be relevant if the reason for removal is due to breaches of lender requirements or allegations of fraud or negligence. Whether the reasoning should trigger a disclosable 'material' breach will depend on the firm and the circumstances around possible failures to comply with the SRA Authorisation Rules, and the SRA will judge each case on its own merits. Factors such as the detriment or risk of detriment to clients, the scale of the issue and overall impact on the firm will need to be considered in deciding whether a failure is 'material'. As the compliance officer you will need systems to identify patterns of breaches. Even if you don't consider there to be regulatory implications the firms COFA should give some thought to whether she/he needs to take any action as result of being removed from the Bank of Scotland conveyancing panel.
We are acting for a seller of a property and we have just received an email 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.
I am a sole practitioner firm on the Bank of Scotland conveyancing panel. Do you have ideas as to how we can market our practice as conducting conveyancing in Hendon authorised to act forBank of Scotland?
8 consumers attempt to locate a conveyancing practitioner on the Bank of Scotland panel each month in Hendon. The lenderpanel directory service team who will show you how your firm can be listed by those searching for conveyancing in Hendon.
My firm has just been advised that it’s Bank of Scotland panel membership revoked but we have not yet been given an explanation yet. I am completing a CQS renewal form what information must I disclose?
In this situation please explain on the application what action you have taken to discover the reasons behind cancellation of your Bank of Scotland panel status. In particular please provide details if you have received communications from the lender. E.G. before cessation of your panel membership did you receive any letters or calls from the lender putting you on notice?
My firm is listed on the Bank of Scotland conveyancing panel and due to complete a remortgage shortly. I can not locate a Mortgage Deed for the client to execute. Who do I contact at Bank of Scotland to request substitute deeds?
You need to contact Bank of Scotland to obtain standard documents. The The Council of Mortgage Lenders Handbook includes an express question for banks to establish who to contact to obtain standard documents. Bank of Scotland in their Part 2’s state:
Please remember to quote your Bank of Scotland conveyancing panel reference.

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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 39.8
2021 [no data]
2020 [no data]
2019 [no data]
* Data aggregated from sources including COMPLETIONmonitor