Bank of Scotland Conveyancing Lender Panel Compliance Tool

COMPLETIONmonitor is web-based pre- and post-completion checklist for residential conveyancing lawyers. Supported by the Council of Mortgage Lenders and PI insurers. COMPLETIONmonitor is a unique risk mitigation tool.

This system is the only way you can prove to lender panels that you are, and can remain fully compliant with their requirements, with notifications given on Bank of Scotland’s changes. Even though using the tool is not a condition for being on the Bank of Scotland panel, demonstrating you can remain up to date with Bank of Scotland’s Handbook requirements is an excellent support to your application to their lender panel and, more importantly, protect your panel standing.

COMPLETIONmonitor generates real-time alerts, automatically produces regulatory and CQS reports, and will enhance your firm's efficiency. In addition it is simply to use, cost-effective and, for many firms, leads to a PII saving.

Find a Law Firm approved by Bank of Scotland

Mortgage companies 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 350 revisions or additions to sections of their version of the CML Handbook.
That equates to a section change every 7.8 days. In total, 48% 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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Recent Changes Include

# Date Assoc. Changes Related To
6.4.4 31/08/2018 CML
17.1.1 29/08/2018 CML
4.3 05/06/2018 CML
17.2.1a 15/03/2018 CML
16.5.3a 16/01/2018 CML
16.5.3c 16/01/2018 CML
10.7 23/05/2016 CML
10.2a 09/05/2016 CML
10.2b 09/05/2016 CML
6.7.1 09/05/2016 CML

Last update 11/01/2019

Q and A’s regarding the Bank of Scotland Conveyancing Panel from members of the public

Can you please explain the reason why all solicitors are not on the Bank of Scotland Conveyancing panel?
Pre- 2008 most lenders had an appetite for risk which was higher than today. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors that you are dealing with. Consequently, lenders have regularly sought more information from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of transactions. Many firms that have been excluded from lender panels have 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders required.
Can you help?. For no fault of my lawyer but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from Bank of Scotland was issued random date and we have agreed a date for me to move into the property on Tues etc. My lawyer informs me that as she is on the Bank of Scotland conveyancing panel she needs to redo the searches as they are no longer acceptable to the lender.
One of the many conditions to being on the Bank of Scotland approved panel is to comply with the CML Handbook requirements (last updated for this lender on Bank of Scotland)which specifies that a local authority search be not more than half a year old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Bank of Scotland.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the Bank of Scotland conveyancing panel solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in London so that I can attend their offices when needed.
Most conveyancing panel lawyers for Bank of Scotland undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
My conveyancers in Manchester have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with Bank of Scotland. Is it case that being on the Bank of Scotland conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Bank of Scotland Conveyancing Panel Terms. It might be worth you contacting Bank of Scotland directly.
Do most 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 requirements.
I am currently in the process of buying my council flat. I have a mortgage offer with Bank of Scotland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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.