Please note, whether you are a member of the public or a conveyancer, you should not supply a mortgage account number with National Westminster Bank or personal details without being absolutely sure as to legitimacy of the site. We will not be asking you to supply any mortgage account number with National Westminster Bank, personal details or details of the property to which the redemption statement with National Westminster Bank relates
Almost every week we receive enquiries as to where a firm can retrieve a redemption statement from National Westminster Bank. The purpose of this page is to assist in supplying contact information for National Westminster Bank in terms of knowing where to apply for a redemption statement. We are not National Westminster Bank
Please complete the following form:
The Redemption Statement Service offered via this site is only available to firms regulated by CLC or SRA in England and Wales who have an active LENDERmonitor account via participating search providers. The service provides you with details as to contract details (from P2 of the UKF Mortgage Lenders' Handbook) enabling you to request a redemption statement. Registrations from generic email domains such a gmail.com or btconnect.com will not be accepted. At no point will we send you an email or communicate asking for a specific mortgage account number or panel number with Halifax.
An active LENDERmonitor account via participating search providers is defined as where the individual user has utilized LENDERmonitor access codes at least twice a month for a period of six months
When borrowers wish to pay off their mortgage with National Westminster Bank, they must request a redemption statement from National Westminster Bank, which will set out the exact amount, including any applicable fees and interest due, to fully repay their mortgage.
Specific problems pertaining to redemption statements and the discharge of mortgages can slow down the conveyancing process. In some cases solicitors and conveyancers can be sued for breaching undertakings given to discharge a mortgage, which causes concern to conveyancing professionals and their insurers.
When requesting a redemption statement from National Westminster Bank, a conveyancer should quote the expected repayment date and whether you are acting for the borrower or have the borrower's authority to request the redemption statement in addition to the information. You should request this from National Westminster Bank a minimum 5 working days ahead of the expected redemption date. You must quote all the borrower's mortgage account or roll numbers of which you are aware when requesting the repayment figure. As a conveyancer or solicitor one should only request a redemption statement from National Westminster Bank where you you have been retained by the borrower or have the borrower's written authority to request a redemption figure.
To guard against fraud please ensure that if payment is made by cheque then the redemption cheque is made payable to National Westminster Bank and quote the mortgage account number or roll number and name of the borrower.
On the day of completion lawyers should send the discharge (if required) by National Westminster Bank and your remittance for the repayment to National Westminster Bank. Check part 2 UK Finance Mortgage Lenders' Handbook for conveyancers for National Westminster Bank to see if National Westminster Bank discharge via a DS1 form or direct notification to the Land Registry.
In 1985 the Building Societies Association (BSA) and the Law Society issued detailed advice to their respective members on this subject because of the difficulties which were apparent at that time.
This guidance refers to some of the circumstances which can produce errors and problems, and the consequences which this can have for the solicitor in the conveyancing transaction. It also suggests certain practical measures designed to reduce problems in this area. An extract of that guidance note (which is generic and not specific to National Westminster Bank) on redemption statements is as follows:
Problems with redemption statements can arise for a number of reasons:
Some of the more common practical problems are outlined in the following paragraphs.
A difficulty arises if the mortgage payments are made by standing order and, shortly before completion, the borrower stops the payments without notice to the lender. There will be a shortfall if the lender assumed, without making this assumption clear that the next payment would be paid and made the redemption figure calculation accordingly. If this is the case, and the solicitor has acted in good faith and with no knowledge that a payment has been or is likely to be cancelled, the view of the CML is that the lender should seal the discharge. This is to avoid the solicitor being in breach of his undertaking to the buyer's solicitor. (The lender would then have to recoup the money from the borrower.)
This difficulty is less likely to arise where payments are made by direct debit because the lender is the originator of the debit and therefore has control over the raising of any future direct debits from the borrower's bank account. However, there is no guarantee that direct debits will be honoured and they may be returned on the grounds of insufficient funds or that the customer has closed his account or instructed his bank to cancel the direct debit.
Some lenders overcome this problem by excluding any future payments due when calculating the redemption figure. In other words, they 'freeze' the account balance at the day of the redemption calculation. The disadvantages of this are that (if the payment has not been cancelled) the borrower has to pay a higher redemption figure and the lender has to make a refund to the borrower after redemption.
An alternative is for the lender on the redemption statement to make it clear to the solicitor that it is assumed that the next payment will be made and that, if it is not paid, the mortgage will not be discharged until the balance is received. This gives the solicitor an early chance to address his and his borrower client's mind to this situation and to ensure that sufficient monies will be available to redeem the mortgage. Indeed, this would also serve as a reminder to the solicitor to warn the borrower client of the importance of continuing the payments in the normal way up to completion.
We've had a few failed attempts to exchange and our completion date is Friday. We've just been informed that our vendor needs to get a redemption statement from National Westminster Bank. Our solicitor says this can take a few days whereas the agent says it can be faxed the same day. Perhaps it depends on the lender?
My solicitor has paid National Westminster Bank too much. He claims that he does not have an obligation to check the redemption statement figures at all - so I have to deal with National Westminster Bank myself. Is this right? Also, what is the procedure for reclaiming the overpayment?
I've just requested mortgage redemption statement from our current lender (National Westminster Bank, in case that matters), and I have a figure for tomorrow, and a figure for 1st December. There is a payment due by direct debit on the 28th ish of November. the figure for repaying today is about £120 less than the 1st December figure, which apparently also takes into account the payment due. So if we paid today, we'd pay about £850 less altogether than if we paid on the 1st December. It makes sense for it being a bit more die to the interest, but surely it shouldn't be that much? How can the interest in three weeks exceed the monthly amount?
My redemption statement from National Westminster Bank shows a higher amount than expected, why?
What can I do if I believe that the redemption statement with National Westminster Bank is incorrect?
Are the Land Registry able to provide me with a redemption statement so as to enable me to discharge my mortgage with National Westminster Bank?
We were due to exchange this week, however the vendor’s conveyancer still has not got the redemption statement figure from National Westminster Bank. We have been waiting over a week for this - is this common?
I plan to redeem my account with National Westminster Bank on the first/second day of the month. Can I use a redemption figure from the previous month’s redemption statement ?
How long does National Westminster Bank take to send out the redemption statement? Would it be by fax,post or email?
What if the redemption statement from National Westminster Bank shows that I am in negative equity?
Lenders such as National Westminster Bank have different requirements regarding final mortgage payments before redemption. If a mortgage is to be redeemed in the middle of a month, some lenders will still require the payment for the whole of that month. Other lenders exclude future payments when calculating redemption figures. What approach a lender will take will often be hidden in the small print. To avoid borrower clients either cancelling direct debits too early or not early enough, make sure that you extract the lender’s approach from the redemption statement or, if this is not clear, obtain written confirmation from lenders about what assumptions they have made in calculating the redemption figure.
Solicitors/conveyancers should make it their normal practice to check redemption figures National Westminster Bank and indeed any lender and seek authorisation to make payment by sending clients completion statements before completion which set out the sums to be paid to discharge mortgages and the net proceeds of the transaction.
If you are a solicitor/conveyancer and you receive redemption statements, don’t just look at the redemption figure. Read the whole statement to ascertain exactly: which charge the figure relates to; whether it relates to all of the charges shown on the official copies; whether it covers all loans secured by the charge(s); and whether there may be other loans in respect of which it will be necessary to obtain further information. Send borrower clients copies of redemption statements so that they can check that all the mortgages/loans intended to be redeemed are included.
An electronic discharge is a discharge of a registered charge sent electronically by the lender’s (such as National Westminster Bank) computer system direct to the Land Registry . For an electronic discharge, the HM Land Registry computer system makes a number of checks and, if everything is in order, cancels the charge entries automatically and, in most cases, immediately on receipt of the discharge. An electronic discharge is different to an e-DS1.
An electronic discharge can only be sent for a discharge of whole. All electronic discharges will be sent via secure virtual private networks. A number of security features have been incorporated to ensure that only lenders can send electronic discharges to us. An electronic discharge cancels the charge entries automatically and, in most cases, immediately. An electronic discharge does not require a separate formal paper application to discharge the charge, nor does it need any manual intervention. It is completely automated between various computer systems. HM Land Registry introduced electronic discharges because a system for automatically discharging registered charges is required for e-Conveyancing.
Electronic discharges are now supplemented by the introduction of e-DS1s. Both electronic discharges and e-DS1s currently operate as standalone applications for discharge and both will, in time, form part of an integrated e-conveyancing system. Electronic discharges will also overcome some of the problems associated with form DS1 and the former electronic notifications of discharge procedure, especially the inherent delays. Lenders who use electronic discharges are introducing new processes that automate and speed up the way they deal with redemptions and enable them to send an electronic discharge more quickly than a DS1 or an END.
The lender (including National Westminster Bank) should indicate in their redemption statement that they will discharge the charge using an e-DS1. The conveyancer must tell them which charges are being redeemed and pay off the charge(s) in the normal way.
Once the lender has received the correct payment, they will arrange for an e-DS1 to be submitted. The lender can opt for a notification to be sent to them on completion of registration. In addition, if it is a borrower’s redemption, notification will be sent to the borrower on completion.
The National Westminster Bank version of the UK Finance Mortgage Lenders' Handbook for conveyancers states that on the day of completion the conveyancer should send the discharge (if required) and remit repayment to National Westminster Bank (see part 2). Conveyancers should check part 2 to see if National Westminster Bank discharge via a DS1 form or direct notification to the Land Registry. The relevant part 2 section questions for National Westminster Bank read: ‘17.2.1a Where do you send the discharge and repayment remittance?’ and ‘17.2.1b Does the lender send the discharge via a DS 1 form or direct with the Land Registry?’
Q. Can my firm make redemption order request directly to National Westminster Bank via this service?
A. Lexsure Redemption Statement Service does allow you to apply to National Westminster Bank directly. Please click here to see detailed information as to what the service offers.
Q. Does the Lexsure Redemption Statement Service include updates as to when National Westminster Bank change their contact details for requesting redemption figures?
A. Yes it does.
Q. Does my firm need to be on the National Westminster Bank conveyancing panel in order to join the Lexsure Redemption Statement Service?
A. No.
Q. Does the Lexsure Redemption Statement Service apply to lenders in Scotland or Northern Ireland?
A.The service only applies to England and Wales.
Q. A colleague in my firm recently attended a webinar on changes to the UK Finance Mortgage Lenders' Handbook for conveyancers. Do you offer any specific webinar on changes to the part 2 by National Westminster Bank or on specific topics such as dealing with Redemption Statement or Undertakings?
A. We have not conducted any specific webinars on part 2 changes for National Westminster Bank. Up until now our webinars on lender compliance have been more generic. A list of the forthcoming webinars can be found here. You can user the search tool to see if there are any webinars on ‘redemption statements’
If you're thinking of paying off your National Westminster Bank mortgage early, also known as redeeming your mortgage, contact National Westminster Bank so that they can explain how to do this.
Once you've decided that you want to pay off your mortgage, you or your solicitor will need to request a Redemption Statement for the date that you expect to repay your mortgage. This statement will confirm the exact amount, including any applicable fees and interest due, to fully repay your mortgage on that date.
The redemption statement will detail any fees that are applicable such as an Early Repayment Charge (ERC) and a Final Repayment Charge (FRC).
In asking for a redemption statement from National Westminster Bank, a conveyancer should quote the expected repayment date and whether you are acting for the borrower or have the borrower's authority to request the redemption statement in addition to the information. You should request this from National Westminster Bank a minimum 5 business days before the expected redemption date. You must quote all the borrower's mortgage account or roll numbers of which you are aware when requesting the repayment figure. As a conveyancer or solicitor one should only request a redemption statement from National Westminster Bank where you you have been retained by the borrower or have the borrower's written authority to request a redemption figure.
*The Redemption Statement Service offered via this site is only available to firms regulated by CLC or SRA in England and Wales. The service provides you with details as as to contact details (from P2 of the UKF Mortgage Lenders' Handbook) enabling you to request a redemption statement. Registrations from generic email domains such a gmail.com or btconnect.com will not be accepted. At no point will we send you an email or communicate asking for a specific mortgage account number or panel number with National Westminster Bank.
