About the register
The Register of Deeds (RoD) contains original documents for safekeeping. Most commonly, wills and leases.
Members of the public and legal professionals can send us original documents to be stored in the RoD for a fee. We call this process ‘registration’.
In return, they get a copy of the document. This is called an extract and has the same legal status as the original.
Documents registered in the RoD:
- are kept forever, safely and securely
- can be searched and viewed by the public for a fee.
Registering a document in the RoD does not mean that it is permanent or binding. You can register another document that replaces the original document.
Registering a document in the RoD is voluntary. There’s no legal requirement to register deeds other than in a small number of specific situations (such as Pension Sharing Orders and Parental Rights and Responsibilities Agreements).
With the RoD, you can also:
Why documents are registered in the RoD
You can register documents for:
- preservation (safekeeping)
- preservation and execution (execution means that the extract can be used as the basis for summary diligence in certain scenarios)
Cost to register in the RoD
It costs £20 to register and receive an extract. Any additional extracts needed will cost £20 +VAT.
For example, 2 extracts plus VAT will cost £44.
Removing your deed from the RoD
Once your document is registered, it cannot be altered or amended.
If you decide you want to remove the original deed, you’ll need to hire a solicitor and get permission from the Court of Session.
How to register documents in the RoD
If you want to register a document in the RoD, you’ll need to use our Register of Deeds Submission form.
You’ll need to:
- complete the form
- print the form out
- send the completed form and deed to RoS
The steps below explain how to submit an original paper deed to RoS for registration.
What you can register
You can only register documents that are self-proving. ‘Self-proving’ means that the document is appropriately signed by the granter and witness.
Find out more about how documents should be signed.
We can register documents in languages other than English if a certified translation accompanies them. The document will be subject to legal review.
What you cannot register
We do not register documents that:
- have no legal standing or effect in Scots law
- determine a legal right where no such right can exist
- relate to a court process or judicial determination where that is not the case
- contain defamatory statements.
We cannot register:
- copies of a registered deed
- photocopies of documents.
You should include the following with your RoD Submission form:
- your name, address, and email
- the number of extracts needed
- whether the deed is for preservation or preservation and execution
- if it is a lease, complete the rent, term, and address of the subjects.
Use our checklist
Before sending your completed form in, check it against the RoD submission checklist.
If the form and the document fail these checks, we must reject them. This means the document will not be registered.
Additional information
If you’re submitting a deed as a joint recording as part of the Land Register, you’ll need to submit the letter you received from the Land Register with the form and deed.
Post your deed, along with the completed registration form, to us via DX delivery, Royal Mail.
Other delivery companies can also be used.
If you’re sending a will or other testamentary document for registration, we recommend using tracked post.
Royal Mail
Register of Scotland
Meadowbank House 153 London Road
EDINBURGH
EH8 7AU
DX Exchange courier network
Registers of Scotland
DX 555400
Edinburgh 15
When your document is registered
The registration of the document takes up to 3 working days from the day of receipt.
Acknowledgement letter
Once the deed is registered, you’ll get an acknowledgment letter.
This is an acknowledgment that your document is now registered in the Register of Deeds.
It contains:
- the minute number (a unique identifier)
- the date of registration
- how many extracts you request.
If you do not have a business account and you’ve provided an email address, we’ll email you the:
- acknowledgement letter
- invoice
If you’ve not provided an email, the acknowledgment letter will be sent out the next day by Royal Mail 2nd class.
If you have a business account with RoS, your invoice will be sent to the email address associated with your FAS account.
Getting your extract copy
The extract, the copy of the registered deed, which has equivalent legal standing to the original, can take between 10 and 14 working days to be sent out.
When extracts are posted
Extracts registered on 18th July 2024 are currently being posted.
We use a post-payment service, which means we’ll send you an invoice. The invoice is sent once the extract is produced.
Paying if you do not have an account with RoS
After receiving your invoice, you can pay by contacting customer services on 0800 169 9391.
It is not possible to pay:
- online
- by cheque
- by postal order.
Paying if you hold a business account with RoS
If you’ve already got a business account with us, you pay by Direct Debit.
If you’re a new business submitting regular registrations to the RoD, you can register for a business account and pay by Direct Debit.
Find out more about accessing our business services.