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 Agreements 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 either a paper or digital extract. Any additional extracts needed will cost £20 +VAT.
For example, 2 extracts plus VAT will cost £44.
Digital extracts
Since 24 February 2026, the Register of Deeds provided digital extracts when requested. Digital extracts are issued as digitally authenticated PDFs and emailed directly to you. They carry the same evidential status as paper extracts.
Use in the courts – clarification
We have been advised by the Scottish Courts and Tribunals Service that, at present, digital extracts (including Wills) are not accepted for commissary purposes, such as applications for Confirmation in executry cases.
For these purposes:
- only an original paper extract is acceptable
- printed or docqueted digital extracts will not be accepted
If you require an extract for commissary purposes, you must request a paper extract.
If you are unsure if your document would be accepted in the courts as a digital extract, you should consult Scottish Courts and Tribunal Service.
Digital extracts (including those signed with QES) remain acceptable for all other purposes.
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.
Our new form was introduced 24 February 2026. Do not use the old C&S1 form when ordering digital extracts.
You’ll need to:
- complete the form
- print the form out
- send the completed form and deed to RoS
Given the need for paper extract for some court submissions, if a deed is submitted with a covering letter which does not specify paper or digital, we will issue a paper extract by default.
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 and what kinds of 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
- extract (if you've chosen to receive a digital extract )
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 or emailed.
When extracts are posted
Extracts registered on the 1st June 2026 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.
We have changed our invoicing method, and we now use the Gov.uk Notify service to deliver customer invoices .
Find out more about the changes we’ve made to our invoicing process.
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.