Land register applications should be submitted digitally.
Many application types are now supported by Register Land and Property.
You do not need to send us physical documents after submitting digitally unless:
- your application is a joint recording in the Books of Council and Session (read our guidance on the process)
- you cannot scan a document such as a large plan
If you cannot provide a deed or document
If you cannot digitally provide a deed or document, you can use our non-digital document process non-digital document function.
Joint Recording
Joint recording is used where a deed is presented for either:
- recording or registration in more than one of the property registers (other than for the purposes of creating new burdens or servitudes in terms of the Title Conditions (Scotland) Act 2003) or
- recording or registration in one or more of the property registers and in the Books of Council & Session.
How to use this service
You’ll need:
- an online services account
- an active direct debit
Apply for an online services account
Service walk-through
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Acceptable application types
You will need to use a RoS generated eForm.
Some land register application types may require you to speak to our customer services team.
Complex first registrations involving rural land
Sometimes a transaction involving rural land is complex.
We would recommend making contact with customer services. They will arrange for someone to discuss the case with you first and confirm submission via the service.
Dual registrations
Dual Registration is the term used for registration of a deed for the sole purpose of creating new real burdens or servitudes against the benefited and burdened properties in terms of the TCA (Title Conditions (Scotland) Act 2003).
Dual registration involves registration of a deed against multiple properties which may exist in the Land Register, Register of Sasines, or a combination of both.
For dual recording in the Land Register and Sasine Register you should use the sasine submission process.
Submitting documents
There is no limit to the number of documents that can be uploaded with any single digital submission.
All deeds and plans must be signed as per usual guidance and practice.
Any documents referenced in an application should be provided in PDF format.
The maximum upload size for a single document is 75MB.
Large plans and shape files
If a plan exceeds our 75MB upload limit, scan in the best possible quality and submit.
We will not reject an application if submitting through the service creates an issue with the plan.
For example, we are unable to:
- view a clear signature
- make out the required detail
If this happens, we will contact you to request a rescan or another format.
Contact customer services if you have a shapefile to submit with your application.
Applications using spreadsheets
Complex transactions and voluntary registrations sometimes use spreadsheets.
You can save spreadsheets in PDF format and upload these in the ‘additional information’ section of the portal.
Sealed documents
Before you upload documents via the digital submission service you must check that any seal, and the details on the seal, are clearly visible on the scanned version of the document.
The details on the seal will be the organisation or authority that has sealed the document.
If the seal and the details on the seal are not clearly visible, the seal should be lightly shaded and circled in pencil.
Next to the circled seal you should write ‘sealed by’ and include the name of the organisation or authority that has sealed the document.
An example could be ‘sealed by The City of Edinburgh Council’.
You should then re-scan the document before uploading. Failure to do so may result in rejection of your submission.
Covering letters
For complex transactions, firms may submit a covering letter.
This can include information on:
- the number of applications forms
- the order of registration
- any other relevant information
Covering letters should be saved as a PDF and submitted as supporting documents.
Applications with multiple registration forms
The digital service supports applications with multiple forms relating to the land register.
Additional applications can be added to a submission, for example a standard security to accompany a disposition, by selecting the ‘Add another Land Register form to this submission’ button at the bottom of the Review and Submit page.
In a scenario involving more than one firm, each firm can work on their application separately. Alpha codes can be shared in order for one firm to submit the final application.
Alpha codes are generated by the creation of each application form.
We recommend using the ‘additional information’ section to describe the linked applications.
Submissions with multiple application types
If your submission contains more than one application type, you will need to create a separate eForm for each one.
For example, you are submitting a deed to the land register which is conveying subjects that are part registered plot (Dealing of the Whole) and part unregistered plot (First Registration).
You should submit these eForms alongside the live deed as a single digital submission.
This must include the alpha code for each application form.
Your application may be rejected if you do not submit as a single digital submission.
Notifications and acknowledgements
Digital submission allows you to enter up to four email addresses for notification of the submission.
Only email addresses on the eForm will be notified of application updates.
Querying a submission
Contact customer services:
Email: customerservices@ros.gov.uk
Phone: 0800 169 9391