Independent legal advice for a gifted deposit
If you are giving someone money towards a property purchase, their lender may ask you to confirm it is a genuine gift and sometimes to take independent legal advice. A solicitor explains what you are giving up, checks you are acting freely, and signs the certificate the lender needs.
- ★ 4.9 · 282 Google reviews
- 70+ lenders
- SRA-regulated solicitors
- Video, or in person in London
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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
What is a gifted deposit?
A gifted deposit is money given, often by a parent or relative, to help someone buy a property. Lenders usually ask the person giving the money to sign a letter or declaration confirming it is a gift, that it does not have to be repaid, and that they will have no share in the property.
If the giver will live in the property, the lender may also ask them to sign an occupier’s consent form.
Why does my lender require independent legal advice?
Lenders need to be sure that the money really is a gift and that the giver will not later claim a share of the property ahead of the mortgage. Where the amount is large, or the giver will live in the property, many lenders require independent legal advice so that the giver fully understands what they are signing.
What your solicitor will explain
No repayment
That you can't ask for the money back from the property, even if the relationship changes.
No share
That you will have no ownership rights or say over a sale.
Living there
If you will live in the property, what the occupier's consent means for you.
Other points
Whether a loan or declaration of trust would suit you better, and that gifts can have inheritance tax implications.
Completion deadline close? Same-day appointments available.
Documents you'll need
- The lender's gifted deposit letter or declaration
- Evidence of the funds being gifted, if requested
- 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.
Can I lend the money instead of giving it?
Possibly, but many lenders treat a loan differently and some won't accept it. Your solicitor can explain the difference before you decide.
Is there inheritance tax on a gift?
Gifts can have inheritance tax implications, depending on your circumstances. Your solicitor will flag this, and you may wish to take tax advice.
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 9 October 2026
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