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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 PI insurers such as AmTrust. COMPLETIONmonitor is a unique risk mitigation tool.

This software facilitates the way you can demonstrate to lender panels that you are, and can remain fully compliant with their requirements, with notifications given on Bank of Scotland’s changes. While using COMPLETIONmonitor is not a condition for acceptance on the Bank of Scotland panel, demonstrating you can remain up to date with Bank of Scotland’s Handbook requirements is a helpful support to your panel application and, more importantly, protect your panel status.

The software generates real-time alerts, automatically produces SRA 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

Lenders frequently vary 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, over time:

A Timeline of Policy Changes


Since 2008, Bank of Scotland has made 311 revisions or additions to sections of their version of the UK Finance Handbook.
That equates to a section change every 8.8 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 Conveyancing Panel from members of the public

I have been advised by my broker that I have to pay Bank of Scotland fees should I instruct my family lawyer. How good are the Bank of Scotland conveyancing panel solicitors? I'm happy to use any solicitor in the country TBH as long as they're good and not exorbitantly priced. Are there any Bank of Scotland conveyancers you'd recommend?
Bank of Scotland’s conveyancing panel is substantial so it would be advisable to check with the firms you are getting quotes from that they are on the panel. You can search by postcode on the search tool on this site to find solicitors that Bank of Scotland will allow to act for them.
My husband and I are refinancing our maisonette with Bank of Scotland. We have a son 18 who lives with us. The solicitor on the Bank of Scotland conveyancing panel requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Bank of Scotland conveyancing panel as he never had to sign this form when we bought 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Bank of Scotland .This is solely used to protect the Bank of Scotland if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.

It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Bank of Scotland had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I have been looking for online conveyancing estimates. Can I be confident that all the practices that are listed on your directory are on the Bank of Scotland conveyancing panel?
The law firms on our directory have advised us that they are on the Bank of Scotland panel and agreed to advise us to take down their listing in the event of removal off of the Bank of Scotland panel. To date we have not been informed by either a lender or a member of the public that the data about a specific firm being on the Bank of Scotland conveyancing panel is incorrect.
The firm that just started acting on my purchase in Brighton has without warning closed. I only went with them because I had to have a firm on the Bank of Scotland conveyancing panel and my family lawyer was not. I gave my credit card details for them to take £175 for searches. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Scotland conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist
Is it the case that all solicitor practices on the Bank of Scotland conveyancing panel regulated by the SRA?
As a firm of solicitors, in order to be on the Bank of Scotland conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
I have today made my last payment due on mortgage with Bank of Scotland. I assume I don't need a solicitor on the Bank of Scotland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Scotland mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Scotland mortgage from the register. Bank of Scotland,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage: but are not moving to another property where the Bank of Scotland has sent the Land Registry the discharge electronically, and the Bank of Scotland has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your Bank of Scotland mortgage has been paid off.
I have instructed a lawyer having checked that they are on the Bank of Scotland conveyancing panel. Does my lawyer arrange the survey of the property? Or Having read lots of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Bank of Scotland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Scotland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Scotland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller. or Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Bank of Scotland you could contact your them to see if they have a list of approved surveyors.

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