Royal Bank of Scotland redemption statements, for conveyancers
The route is set out in Part 2 of the Handbook, and Part 2 is amended without notice. What to ask Royal Bank of Scotland for, and what to confirm before completion.
- Minimum notice
- 5 working days
- Handbook reference
- Part 2 · 17.2.1a/b
- Royal Bank of Scotland Part 2 last changed
- 2026
- Years with a change
- 10 of the 10 to 2026
- Jurisdiction
- England & Wales
Part 2 of the UK Finance Mortgage Lenders' Handbook is amended by lenders without notice. Check the current version before relying on any requirement described here.
Notice, authority and account numbers on a Royal Bank of Scotland redemption
This page describes a redemption statement as a process. It deliberately stops short of reproducing any lender's own answer, because Part 2 is amended without notice and a stale copy on a page someone acts on is worse than no copy at all.
What slows a redemption down is almost never the calculation. It is a request that arrives without a date, without a statement of authority, or without one of the accounts the charge secures.
Notice period
Five working days minimum, so a revised figure can be obtained if the completion date moves.
Authority
A redemption figure should only be requested where you have been retained by the borrower or hold their written authority. Say which applies when you ask.
Account numbers
Quote every account or roll number you know of. A partial list produces a figure that does not clear the charge.
Payment by cheque
As a guard against fraud, make the cheque payable to Royal Bank of Scotland and quote the mortgage account or roll number and the borrower's name.
Telegraphic transfers
A transfer that cannot be matched to an account creates exactly the delay you are trying to avoid. Send the borrower's mortgage account number and your firm's name and address with the transfer.
What to confirm on the Royal Bank of Scotland statement, and what to ask about
Nothing here is about the arithmetic, which is the lender's. It is about what the figure relates to, what it covers, what it has assumed, and what it itemises.
Does it match the charge you are redeeming
Read the account reference on the statement against the charge on the official copies rather than against your file note. A borrower can hold more than one secured account with Royal Bank of Scotland, and the two look alike on a letter.
Does it cover everything that charge secures
A single charge can stand behind several advances, including further lending taken years later. A figure that clears one advance leaves the charge on the register, and the loans it does not cover are the ones nobody mentioned.
What has it assumed about the final month
Mid-month redemptions are treated differently by different lenders: some take the whole month, some exclude payments falling after the redemption date. Where the statement does not say, get the assumption in writing before you tell the client anything about the direct debit.
Are the charges itemised, and does the client recognise them
Early repayment and final repayment charges belong on the face of the statement. Send the client a copy so they can confirm every loan they meant to redeem is on it, and send your completion statement in time for the payment to be authorised.
What follows a Royal Bank of Scotland redemption at HM Land Registry
On the day of completion, send the discharge, if one is required, together with your remittance for the repayment. Part 2 of the Handbook is where the route is set out: one paragraph asks where the discharge and repayment remittance go, and the next asks whether the lender discharges by DS1 or direct with HM Land Registry. Check the current answers for Royal Bank of Scotland before completion.
An electronic discharge is sent from the lender's system straight to HM Land Registry, which runs its checks and, in most cases, cancels the charge entries immediately on receipt. It needs no separate paper application and no manual intervention, and it can only be used for a discharge of whole. An e-DS1 is a distinct route: the lender indicates on the redemption statement that it will use one, you tell them which charges are being redeemed and pay in the normal way, and the lender submits the e-DS1 once the correct payment has been received.
Where the position is not explicit, the guidance the Building Societies Association and the Law Society issued to their members in 1985 still describes the expectation: lenders should aim to return the receipted mortgage or Form DS1 within seven days, and should tell the seller's solicitor if there is likely to be a delay beyond that, so the buyer's solicitor can lodge an application to protect priority.
Not a rhetorical instruction: Royal Bank of Scotland has changed its Part 2 in 10 of the 10 years to 2026, most recently in 2026. Counted from the Lexsure Part 2 change record, which holds the years a Part 2 was amended rather than what any amendment said. Part 2 is amended without notice, so the version to read is the current one whichever way that count goes.
Royal Bank of Scotland redemptions: questions conveyancers ask
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