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Bank of Scotland Conveyancing Lender Panel Compliance Tool

Looking for information about your firm's panel status?

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How can my firm apply to be on the Bank of Scotland Conveyancing Panel?
Check your firm’s panel Status
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How can my firm be reinstated onto the Bank of Scotland Conveyancing Panel?
Check your firm’s panel Status

COMPLETIONmonitor is web-based pre- and post-completion checklist for residential conveyancing lawyers. It is supported by professional indemnity insurers. It is a unique risk management tool.

This software optimises the way you can prove to lender panels that you are, and can stay fully compliant with their requirements, with alerts on Bank of Scotland’s changes. Notwithstanding that using the software is not a prerequisite for Bank of Scotland , demonstrating you can remain up to date with Bank of Scotland’s Handbook requirements is an excellent support to your panel application and, more importantly, safeguard your panel standing.

The system generates real-time alerts, automatically produces SRA and CQS reports, and will improve your firm's efficiency. It is also user friendly, cost-effective and, for some firms, results in a PII saving.

Find a Law Firm approved by Bank of Scotland

Lenders frequently change their requirements. The UK Finance Lenders’ Handbook requirements from Bank of Scotland are not guidelines, they are instructions from a client. As with many clients, instructions can change - and they do change, frequently:

A Timeline of Policy Changes


Since 2008, Bank of Scotland has made 388 revisions or additions to sections of their version of the UK Finance Handbook.
That equates to a section change every 7.0 days. In total, 50% of the sections of P2 of the UK Finance Lenders’ Handbook for Bank of Scotland have been changed since 15/12/2008.

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Common questions asked concerning the Bank of Scotland Solicitor Panel from members of the public

For what reasons could a firm of solicitors be removed from the Bank of Scotland solicitor panel?
According to a recent survey report by the solicitors regulator three quarters of solicitor practices had been removed from a lender panel. The top reasons in order are :
  1. lack of transactions
  2. the lawyer is a sole practitioner
  3. as part of the HSBC panel reduction
  4. regulatory contact by SRA
  5. accidental removal. We are not aware of the specific or common criteria for removal by Bank of Scotland
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Bank of Scotland will not agree to this. Why was Bank of Scotland even consulted?
Your lawyer being on the Bank of Scotland conveyancing panel is duty bound to inform Bank of Scotland of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Bank of Scotland then they would have to discontinue acting for you and Bank of Scotland.
Do banks and building societies provide you with an approved list of solicitors? How do you know who is on the Bank of Scotland conveyancing panel?
The law firm practices themselves provide us confirmation that they are on the Bank of Scotland conveyancing panel as opposed to being supplied with a list from Bank of Scotland directly.
I am attempting to get my ex-wife removed the mortgage deeds. Can Bank of Scotland really insist on which solicitor I can or can not instruct?
You can use any solicitor you like but Bank of Scotland then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Bank of Scotland solicitors panel
Do the majority of lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the Bank of Scotland conveyancing panel requirements are different to Bank of Scotland’s conveyancing panel criteria.
I am currently in the process of buying my council flat. I have a mortgage offer with Bank of Scotland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Bank of Scotland you will need to appoint a solicitor on the Bank of Scotland conveyancing panel.
Bank of Scotland have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Bank of Scotland or your broker and complete any relevant paperwork. Bank of Scotland will tell you what documents they want. Bank of Scotland will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Bank of Scotland will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.

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