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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 an online pre- and post-completion checklist for property lawyers. It is supported by professional indemnity insurers. It is a unique risk management tool.

This software facilitates the way you can demonstrate to lender panels that you are, and can stay fully compliant with their requirements, with automatic updates on Bank of Scotland’s changes. Notwithstanding that utilising this technology 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, just as importantly, safeguard your firm’s panel standing.

The system generates real-time alerts, automatically produces compliance and CQS reports, and will increase your firm's efficiency. In addition it is user friendly, cost-effective and, for some firms, leads to reduced PII premiums.

Find a Law Firm approved by Bank of Scotland

Banks and building societies often 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, frequently:

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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Examples of recent questions relating to the Bank of Scotland Solicitor Panel from members of the public

My IFA has says he needs my solicitor’s panel member for the Bank of Scotland conveyancing panel. How do I find this out. I have contacted my local Bank of Scotland branch but they cant find it on their system.
Have you tried speaking to your lawyer about this?. A law firm is likely to keep a file or database of lender panel information which would include, if applicable their conveyancing panel details for Bank of Scotland.
We are nearing an exchange and my parents having transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender Bank of Scotland. I am advised that, being on the Bank of Scotland conveyancing panel and acting on their behalf he must inform Bank of Scotland if the balance of the mortgage advance is coming from anyone other than me. I advised the bank about my parent’s contribution when I applied for the home loan so is it really necessary for him to raise this?
Your lawyer is obliged to check with Bank of Scotland to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Bank of Scotland if you agree, failing which, your lawyer must cease to continue acting.
How up to date is your database of lawyers on the Bank of Scotland conveyancing panel? Do Bank of Scotland send you an updated list?
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.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Bank of Scotland conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Scotland conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
My wife and I have arranged a further advance on our mortgage from Bank of Scotland as we wish to carry out a loft conversion to our home. Do we need to appoint a solicitor on the Bank of Scotland conveyancing panel to deal with the legals?
Bank of Scotland do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Bank of Scotland panel
Is it common for Bank of Scotland to withdraw a mortgage offer and what would be the reasoning?
Banks and Building Societies such as Bank of Scotland can withdraw their mortgage offer although this rarely happens. If Bank of Scotland withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are many potential reasons but here are a few examples:
  • Where information comes to Bank of Scotland ‘s attention regarding the customers or the security that they were not aware of prior to offer that affects their original decision to lend
  • If the borrower informs Bank of Scotland of a change in the loan amount agreed
  • Where to proceed with the Mortgage offer would be unlawful
  • Where the sale is not at arms length for value to unconnected persons
  • If the lender reasonably suspects that the applicant, borrower, mortgagor or guarantor is involved in any criminal or fraudulent activity, including trading in illegal drugs or other substances, theft, robbery, deception or other serious offences, or if the applicant borrower, mortgagor or guarantor has a conviction for any serious criminal offence, including theft, deception, fraud, robbery or trade in illegal drugs or other substances;
My offer was accepted on a house on the 17th January 2014, valuation was booked 3 days after, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Bank of Scotland and chasing them on my offer I have now been told that my offer will not be issued unless the lawyer is on the Bank of Scotland conveyancing panel. Are Bank of Scotland entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Scotland to deal with your lawyers application to be on the Bank of Scotland conveyancing panel. There's no guarantee that your solicitors will be accepted.

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