Independent Legal Advice for Bridging & Short-Term Finance

What is a bridging loan?

A bridging loan is short-term finance — typically running for a few months up to around two years — used to "bridge" a gap until longer-term money arrives. Common uses include buying a property before an existing one has sold, funding an auction purchase against a tight completion deadline, refurbishing a property before refinancing, or giving a business fast access to capital. Bridging loans are usually secured against property, and lenders often ask a spouse, partner, family member, director or other party connected to the security to sign the loan or guarantee documents too.

Why does the lender require independent legal advice?

Bridging lenders move quickly, and their documents carry serious obligations — higher interest rates than a standard mortgage, short repayment deadlines and security over property. Before completion, the lender (or its solicitors) will usually insist that anyone signing a personal guarantee, occupier consent or charge over their home first receives independent legal advice from an adviser who is not acting for the lender. This protects you, by making sure you understand what you are agreeing to, and it protects the lender, because a signed ILA certificate makes it much harder for the documents to be challenged later on the basis that a signer did not understand them or was pressured into signing. Without the certificate, most bridging lenders simply will not release funds — which is why ILA is so often the last item holding up completion.

The main risks, in plain English

Independent legal advice exists because bridging finance carries real consequences if things do not go to plan. In your appointment, your adviser will walk through the documents and explain points such as:

• Interest and fees add up quickly. Bridging rates are usually quoted monthly, and rolled-up or retained interest can significantly increase the total you repay.
• The loan must be repaid by a fixed date. If your sale or refinance is delayed, you may face default interest, extension fees or enforcement action.
• Security over property is real. If the loan is secured on your home or another property and is not repaid, the lender can ultimately repossess and sell it.
• Personal guarantees reach beyond the company. If you guarantee a company's bridging loan, your personal assets can be pursued if the company cannot pay.
• Occupiers can be affected too. Anyone living in the property who signs an occupier consent may be agreeing that the lender's rights come before their own right to stay.

None of this means bridging finance is a bad idea — for many people it is exactly the right tool. The purpose of the advice is simply to make sure you sign with your eyes open.

Who typically needs ILA for bridging finance?

We regularly advise directors giving personal guarantees for a company's bridging loan; spouses or partners whose home is being used as security; family members joining in a loan or charge; occupiers over 17 asked to sign a consent form; and property investors or developers completing against auction or refinance deadlines. If the lender's solicitors have told you an ILA certificate is needed before drawdown, our service is designed for exactly that. Each person who needs advice books their own short appointment — the fee is per person.

How ILA Hub works — built for bridging timescales

Bridging completions cannot wait weeks for a high-street appointment, so everything we do is remote and fast. You book online, verify your ID from your phone, and meet a legal adviser by secure video call — appointments run Monday to Friday, 9am to 7pm, UK-wide, with nothing to print or post. Your signed certificate is emailed the same working day as your appointment on every tier; the fee only determines how soon your appointment can be. Standard is £150 per person with an appointment within 2–3 working days, Fast Track is £250 from the next working day, and Priority Same-Day is £350 for the earliest available slot, including same day — see our pricing for full details. Fees apply to loans, facilities and guarantees up to £2,000,000; larger matters are arranged individually.