Register of Deeds guidance

This guidance provides advice and information about the registration of deeds in this division of the Books of Council and Session.

National Records of Scotland and Register of Deeds (RoD) function as a repository for the safe keeping of traditional deeds.

Registration in the Register of Deeds is voluntary. There’s usually no legal requirement to register deeds.

Register an original paper deed using the Books of Council and Session (C&S1) form on our online services portal. If you don't have an online services login, you can request access.

You can also download our Books of Council and Session (C&S1) form.

Find out more about accessing our business services.

Purpose of registration

You can register deeds for:

  • preservation
  • preservation and execution

Registration for preservation means we’ll retain the deed for safe keeping. After we register the deed, we will send you an extract that you can use in the place of the original.

If your deed contains a clause where the parties consent to ‘registration for preservation and execution’, your extract will contain a warrant that grants authority for lawful execution. This extract will be equivalent to a decree from the Court of Session, and can be used as the basis for summary diligence in certain scenarios.

What we can register

The most commonly registered types of deeds are wills, leases and minutes of agreement.

We can only register original paper documents that are in self-proving form. We can’t accept electronic documents or copies of original documents of an original paper deed. You can submit electronic documents signed by qualified electronic signature (QES) .

'Self-proving' means that the deed has been appropriately signed by the granter and a witness and conforms to the requirement of the Writings Act 1995.

We can register documents in languages other than English if they’re accompanied by a certified translation.

We won’t register self-proving documents where doing so is not in the public interest or is otherwise objectionable. For example, we won’t register documents that appear to:

  • have no legal standing or effect in Scots law
  • determine or confer 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 won't register such documents even where they're in self-proving form or sworn before a notary public.

Signing a deed

A deed that is to be registered should be signed by the granter and witnessed (specific guidance for QES).

The Requirements of Writing (Scotland) Act 1995 explains how a deed should be signed by a granter so that the self-proving standard can be met. A granter should sign using either:

  • the full name by which the granter is identified within the deed presented for registration, or in the testing clause (or equivalent) that appears in the deed
  • a surname, preceded by at least one forename. The forename can be expressed in full, or with an initial, abbreviation or familiar form

Your deed won’t be accepted if the signature doesn’t conform to these standards.

The 1995 Act also allows deeds to be signed in a way that does not fit either of the two styles above, for example in the format surname forename, or by non-Roman characters, if that is the usual signature of the granter. However, the 1995 Act prohibits documents signed in this way from being self-proving (unless that is established in court proceedings or the form of signing is also replicated elsewhere in the deed). Where parties insist on signing in this way, care should therefore be taken to ensure that the form of signing is also narrated in the body or testing clause of the deed to ensure self-proving status can be obtained.

A deed that is to be registered should also typically be witnessed. Witnesses should also sign in one of the two styles set out above.

There are a small number of exceptions to these rules about signing. See sections 6(3) and 7(6) of the 1995 Act for more information.

The requirements for wills are a little different. While wills must be signed by the granter and witnessed on the last page, each sheet of paper that makes up the will must also be signed by the granter.

What to include (for an original paper deed)

C&S1 Form

You must include a C&S1 Form with any application for the registration of a deed effecting or evidencing a notifiable transaction in terms of the Land and Buildings Transaction Tax.

While the form is only mandatory for notifiable transactions, we recommend all applications for registration in the Books of Council and Session include a C&S1 Form.

Where it’s not clear from the terms of the deed that the transaction is not notifiable, it’s important that you confirm the position on the application form.

Find the C&S1 form on our online services portal. If you don't have an online services login, you can request access.

You can also download our Books of Council and Session (C&S1) form.

You should include the following in your C&S1 form:

  • your agent’s name and address
  • the correct FAS number (Fee Accounting System number - unique customer account number that allows us to record all transactions that particular customer has with us), which will determine where we send your extract and invoice
  • the number of extracts you require
  • an indication of whether the deed is just for preservation, or for execution as well

Coloured plan

You will no longer need to send in additional colour copies of pages or plans when submitting documents to the Register of Deeds.  We will now add colour copies of pages up to A3 size from the original into your extracts.

We will reduce any larger plans to a colour A3 size, unless otherwise advised.

Execution clause

If you are registering a document for preservation and execution, you’ll need to include an express agreement in the document to registration for that purpose. This is often called a ‘clause of consent’.


We charge £20 for the registration of a deed and issue of an extract in the Register of Deeds.

The fee goes up by increments of £20 + VAT for each additional deed and extract.

If you require more than one extract, let us know in your application for registration.

You don’t need to include pre-payment for other types of deeds. We’ll send you an invoice with your extracts (for paper extracts).

Submit a deed

The Register of Deeds is now open to submissions via DX delivery service.

Royal Mail

Register of Scotland
Meadowbank House 153 London Road

DX Exchange courier network

Registers of Scotland
DX 555400
Edinburgh 15


We are unable to accept cheques as a method of payment.

Users must have the ability to pay by either direct debit with a FAS account or by a post-payment invoice.

Setting up a direct debit

You can fill out our pre-payment direct debit mandate form and required information form.

Send the original mandate form to your bank.

Then send a scanned copy along with the required information form to

If you don't have a FAS account

To request a FAS account email with the information below:

  • contact name
  • contact telephone number
  • email address for statements



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