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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

Lexsure’s COMPLETIONmonitor is an online pre- and post-completion checklist for property lawyers. It is supported by PI insurers. It is a unique risk management tool.

This system optimises the way you can prove to lender panels that you are, and can remain fully compliant with their instructions, with notifications given on Bank of Scotland’s changes. Even though using COMPLETIONmonitor 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, just as importantly, safeguard your panel status.

COMPLETIONmonitor generates real-time alerts, automatically produces SRA and CQS reports, and will enhance your firm's efficiency. In addition it is 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 364 revisions or additions to sections of their version of the UK Finance Handbook.
That equates to a section change every 7.5 days. In total, 32% 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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FAQs for the Bank of Scotland Solicitor Panel from members of the public

Can you please explain the reason why all solicitors aren't included on the Bank of Scotland Conveyancing panel?
Even though it may seem unfair for Bank of Scotland to restrict who can act for them from the public’s or solicitor’s point of view, the other side of the coin is that the lenders are becoming ever more anxious and feel the necessary need to protect them from mortgage fraud and other illegal activities. As a result of this concern Bank of Scotland are limiting their panel of approved conveyancing lawyers to a manageable size. The Bank of Scotland lawyer panel is not the smallest
Can you help?. My lawyer is not to blame but, my purchase conveyancing has been going on for months. The Local Authority Search from Bank of Scotland was date stamped 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 reorder the searches as they are now out of date.
One of the many conditions to being on the Bank of Scotland approved panel is to comply with the CML Handbook Part 2 obligations (last updated for this lender on Bank of Scotland)which states that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Bank of Scotland.
I need to find a Bank of Scotland panel solicitor in Inverness. Could you help me?
It is not clear why you need a Bank of Scotland panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Bank of Scotland to find out which solicitors in Bank of Scotland are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month
My conveyancers in Liverpool have advised me that they can not locate 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?
It very much depends from lender to lender 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.
I have a mortgage with Bank of Scotland. My uncle retired last week and wants to pay off my mortgage. After Bank of Scotland is paid, I want to transfer the property to my mother's name; How long will it roughly take? Do we need two separate solicitors on the Bank of Scotland conveyancing panel? I do not intend to live at the property once the Bank of Scotland mortgage is discharged.
You will need a solicitor but they need not be on the Bank of Scotland conveyancing panel. You will need a solicitor to draw up the transfer and to deal with the Land Registry formalities. The only thing you need to consider is that by selling at an undervalue so ask your lawyer about the implications. There could be an inheritance tax issue if you die within 7 years of this. As the property is your main residence you need not pay CGT but you should speak with your accountants in any event.
I have decided to exercise my right to buy my property off the council. I have a mortgage agreed 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 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.
The mortgage over my property is with Bank of Scotland. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Scotland?
Your original mortgage agreement with Bank of Scotland will provide that you need their approval prior to letting out your property as this is likely to be a breach of Bank of Scotland’s mortgage conditions. It may be that Bank of Scotland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Scotland directly. You need not do this via a Bank of Scotland conveyancing panel firm.

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