Why bridging lenders are strict about ILA
Bridging loans are typically short-term, high-rate and often unregulated (most lending to companies and for investment property falls outside FCA regulation). The lender's protection comes almost entirely from its security documents: the legal charge, a personal guarantee from company directors, sometimes a debenture. If any of those could later be challenged as misunderstood or signed under pressure, the lender's whole position weakens.
So bridging lenders require ILA more consistently than mainstream mortgage lenders: for personal guarantees virtually always, and frequently for the loan agreement and charge themselves, especially where the security includes someone's home or a director's spouse is involved.
What the appointment covers
The solicitor reviews the facility agreement, the guarantee and the charge, then explains the terms that make bridging distinctive: the interest rate and how it accrues (retained, rolled or serviced), the term and what happens at expiry, default interest and fees, the exit assumption (sale or refinance) and the consequences if the exit fails, and for guarantors, the usual joint and several personal liability.
Bridging lenders normally prescribe the exact certificate wording and often require the meeting to cover specific points, so an ILA solicitor who regularly handles bridging work will complete it faster than a generalist. The meeting itself typically takes 30 to 45 minutes.
Getting it done inside a bridging timescale
Book the ILA as soon as the facility documents are in near-final form rather than waiting for the formal completion date. Firms offering 24-hour express service exist precisely for bridging deadlines: documents in the morning, a video appointment the same day, and the signed certificate back to the lender's solicitors by the evening.
Express ILA typically costs £350 to £500, with 48-hour fast-track around £250 to £350. Given that a delayed bridging completion can cost more than the entire ILA fee in extension charges or a lost purchase, paying for speed is usually rational. Most bridging lenders accept video-call ILA, but their solicitors often insist the certificate follows their template exactly, so have the lender's form sent to your ILA solicitor up front.
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Compare solicitorsFrequently asked questions
Do all bridging loans require independent legal advice?
Not universally, but close to it for company borrowing: personal guarantees from directors almost always require ILA, and many bridging lenders also require it on the loan and charge, particularly where a home is offered as security. The facility letter and the lender's solicitors' requirements list will say exactly what certificates are needed.
How fast can I get an ILA certificate for a bridging loan?
Within 24 hours if you use a firm offering express service and the loan documents are ready: video appointment the same day, certificate signed and returned the same evening. The practical bottleneck is usually getting the final documents and the lender's certificate template to the ILA solicitor, so send those as early as possible.
Does the ILA solicitor need bridging experience?
It helps materially. Bridging facilities have distinctive terms (retained interest, default rates, exit fees) and lenders often prescribe exact certificate wording. A solicitor who does bridging ILA regularly will spot the lender's requirements first time rather than iterating drafts against a deadline.
What does bridging ILA cost?
Fixed fees follow turnaround: roughly £150 to £250 for standard service, £250 to £350 for 48 hours, and £350 to £500 for 24-hour express, which is the tier most bridging borrowers need. Multiple documents or multiple guarantors can increase the fee.
This guide is general information about how independent legal advice works in England and Wales, not legal advice on your situation. Lender requirements vary; always check your offer conditions. For advice you can rely on, speak to an SRA-regulated solicitor.