The Scottish system


Many of our policies and processes differ from other UK land registers.

Our legislation is set by the Scottish Parliament.

How our process reduces risk

Solicitors’ checks

Solicitors complete a range of checks before an application is received by RoS.

They examine the property titles and a range of documentation to determine that it is safe for the lender to lend against this property.

They use accurate information to let you know that the lender will obtain an enforceable right against the property should the borrower default.

Scottish solicitors

Most conveyancing in Scotland is carried out by solicitors.

All Scottish solicitors must hold professional indemnity insurance, which is administered by a single Master Policy.

Our average rejection rate for applications submitted for registration sits at 5%.  However, where a lender is being represented by a panel solicitor, that number falls to an average of only 1.2%.

Any application that cannot be accepted on the day it is received is returned with a letter that outlines the reason for the rejection.

This helps the solicitor to correct the error and resubmit in a timely way.

After three months of receipt of an application RoS, will not reject unless it is legally impossible not to.

In such a circumstance, albeit it rare, RoS will contact the submitting agent to agree a course of action to allow the application to be corrected, resubmitted and then expedited.

Advance notices

Before completing the transaction, the solicitor can obtain an advance notice.

Find out more about advance notices.


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