Independent legal advice for a mortgage
If your lender has asked for independent legal advice before a mortgage completes, a solicitor who is independent of the lender and the borrower explains what you are signing, checks you are signing freely, and signs the ILA certificate the lender needs, often the same day.
- ★ 4.9 · 282 Google reviews
- 70+ lenders
- SRA-regulated solicitors
- Video, or in person in London
Live availability
Free 10-minute consultation
ILA from £140 + VAT per person · fee confirmed on the call
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- ★ 4.9 · 282 Google reviews
- 70+ lenders
- SRA-regulated solicitors
- Video, or in person in London
When does a mortgage lender ask for independent legal advice?
Lenders ask for independent legal advice (ILA) when someone takes on a risk, or gives up a right, because of a mortgage they are not the main borrower on, or where they could be under pressure from the person who is. The most common cases are:
- Occupier’s consent: you live in the property but are not on the mortgage.
- Joint borrower sole proprietor: you are on the mortgage but will not own the property.
- Gifted deposit: you are giving money towards someone else’s purchase.
- Third-party legal charge: your property is used as security for someone else’s borrowing.
- Transfer of equity: you are being added to, or removed from, the title of a mortgaged property.
- Equity release: you are taking out a lifetime mortgage or home reversion plan.
- Bridging and development finance: a short-term loan secured on property.
- Deed of trust: recording who owns what share when you buy with someone else.
Each has its own page setting out what your solicitor will explain and the documents you need. If you are not sure which applies, your lender’s or conveyancer’s instructions usually say, and we can check them on your free consultation.
Why does my lender require independent legal advice?
Following the House of Lords decision in Royal Bank of Scotland v Etridge (No 2) [2001], lenders take steps to make sure that anyone supporting someone else’s borrowing understands what they are signing and is not being pressured or unduly influenced. The usual step is to require advice from a solicitor who is independent of the lender and the borrower, and who confirms in a certificate that the advice has been given.
Most lenders will not release the mortgage funds until they have the signed certificate, so arranging the advice early helps keep your purchase or remortgage on track.
What your solicitor will explain
What you are signing
What each document means for you, in plain English, and what you are agreeing to.
Your risks
What could happen to you, your home or your money if the mortgage is not paid.
Your share
Whether you own any part of the property, and how money you have put in could be protected.
Your choice
That you don't have to sign, and what not signing could mean for the purchase or remortgage.
Completion deadline close? Same-day appointments available.
Documents you'll need
- The mortgage offer
- The document your lender has asked you to sign, for example a consent form, deed or gift letter
- Your lender's ILA certificate template, if it has one
- Photo ID (passport or driving licence)
- Proof of address dated within the last three months
How it works
- 1
Book a free consultation
Pick a time above. It takes under a minute.
- 2
Speak to your solicitor
An SRA-regulated solicitor explains the risks in plain English, by video or in person in London.
- 3
Certificate sent to your lender
Your signed ILA certificate and documents are dispatched, usually the same day.
Frequently asked questions
Can I get the advice online?
Yes. Most lenders accept advice given by video call, so you can usually be advised from home. If your lender insists on a face-to-face meeting, that can be arranged in London instead.
Is there an ILA solicitor near me?
You don't need one nearby. Our SRA-regulated solicitors advise by video call wherever you are in England and Wales, often the same day, and video advice is accepted in most cases. If you need to meet face to face, appointments are available at the solicitor's office in London.
Which kind of advice do I need?
Your lender's or conveyancer's instructions usually say. If you are not sure, share them on your free consultation and we will check.
Can the conveyancer on the purchase advise me?
Usually not. Lenders normally want the advice to come from a solicitor who is not acting for the borrower or the lender, so that it focuses only on your position.
Do we each need separate advice?
Each person must be advised on their own position, and lenders normally need a separate certificate for each person.
How quickly can I get my certificate?
Often the same day. Once your solicitor has your documents and has advised you, the signed certificate is usually sent to your lender, broker or conveyancer the same day.
How much does it cost?
Independent legal advice starts from {price} per person. Your solicitor confirms the fixed fee on your free consultation, before any work starts.
Reviewed by Saba Rehman, Solicitor
SRA-regulated · Last reviewed 12 October 2026
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