Bridging loan solicitor guide:who does what on a commercial bridge
A bridging loan solicitor is the conveyancing or commercial property lawyer who handles the legal work on a bridge: checking title, reporting to the lender, putting the legal charge in place and releasing funds on completion. On most commercial bridging finance there are two: your solicitor and the lender's solicitor.
Legal work is often the stage that decides how quickly a bridge completes. In this guide we explain what each solicitor does, when one firm can act for both sides, the title issues that cause delays and a realistic legal timeline. This is a practical guide, not legal advice: always take advice from your own solicitor on your specific transaction.
Key takeaways
A bridging loan solicitor handles title, the legal charge and completion; there are usually two, one for you and one for the lender.
You normally pay both sets of legal fees.
Dual representation can save time and cost where the lender allows it.
Title defects, missing leases and slow replies to requisitions are the main causes of delay.
Instruct an experienced commercial solicitor as soon as you accept terms.
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Do you need a solicitor for a bridging loan?
Yes. A commercial bridge is secured by a legal charge over property, and the lender will not release funds until a solicitor has confirmed it can take valid security over a good title. You will need a solicitor acting for you, and the lender will usually instruct its own.
If you are buying, your solicitor will often be handling the purchase too, so the bridging work runs alongside the conveyancing. If you are refinancing or raising capital on property you already own, the solicitor's work is focused on the loan and the charge.
Company borrowers and guarantors may also be required to take independent legal advice on personal guarantees. See our guide to personal guarantees on bridging loans.
What does your bridging loan solicitor do?
Your solicitor acts in your interests. On a typical commercial bridging finance transaction, they will:
Review the facility letter and loan terms, and explain your obligations.
Investigate title and raise enquiries with the seller's solicitor on a purchase.
Order searches or arrange search insurance where acceptable.
Review leases and tenancy documents on let property.
Answer the lender's solicitor's requisitions promptly and accurately.
Advise on guarantees and company documents.
Complete the purchase or refinance, and register the transfer and charge.
On an auction purchase, they should also review the legal pack before you bid. See auction bridging finance.
What does the lender's solicitor do?
The lender's solicitor protects the lender. Their job is to confirm the lender's security is sound before funds are released.
Check the title and any existing charges, restrictions or covenants.
Raise requisitions with your solicitor on anything that could affect value or saleability.
Review the valuation for legal points, such as rights of way or lease terms.
Prepare the loan agreement, legal charge and guarantees.
Confirm all conditions in the offer are met.
Release funds and register the charge.
The borrower usually pays the lender's legal fees, so delays on either side cost you. See bridging loan fees explained.
Have a deal in front of you?Send us the property and the numbers. We will tell you quickly whether it is fundable.
Dual representation: can one solicitor act for both?
Some bridging lenders allow dual representation, where one firm acts for both you and the lender, usually with separate fee earners. Others insist on separate firms, especially on larger or more complex loans.
Dual representation
Separate solicitors
Speed
Often faster, fewer letters between firms
More back and forth
Cost
Can be lower overall
Two sets of fees
Availability
Only where the lender agrees and the firm is on its panel
Always available
Suitability
Simpler titles and loans
Complex, high-value or contentious cases
Ask early whether dual representation is possible. Changing approach mid-transaction usually costs time.
Choosing a solicitor for commercial bridging finance
A good residential conveyancer is not necessarily the right choice for a commercial bridge. Look for:
Commercial property experience, including leases and company borrowers.
Bridging experience, so they understand lender requirements and timescales.
Capacity to work to a tight deadline, with a named fee earner and cover.
Panel membership with the lender, if you want dual representation.
Clear fee quotes covering the loan, the purchase and any guarantees.
Instruct your solicitor as soon as you have terms, not after the valuation. Legal work and valuation can run in parallel.
What should you tell your solicitor at the start?
Most delays can be avoided if your bridging loan solicitor has the full picture on day one. Give them:
The lender's offer or facility letter and the target completion date.
The borrower structure: individual, limited company, SPV or LLP, with company details.
Details of any existing charges to be redeemed or that will rank ahead.
Leases and the tenancy schedule for let property.
Your plans for the building, so they can flag covenants or planning points.
Tell them too if anyone will live in any part of the property. Bridging on commercial or investment property for business purposes is unregulated and we arrange it directly, but if you or an immediate family member will occupy a flat in the building, the loan may be a regulated mortgage contract. We introduce those cases to a firm directly authorised by the Financial Conduct Authority, and the legal process changes accordingly.
Title and legal issues that slow a commercial bridge
Defective or unregistered title, missing plans or boundaries that do not match.
Missing or unsigned leases, or leases that do not match the tenancy schedule.
Restrictive covenants that conflict with the intended use or works.
Access and rights of way that are unclear or not documented.
Landlord's consent needed to charge a leasehold interest.
Existing charges that must be redeemed, or first charge consent on a second charge.
Limited warranties on sales by receivers or administrators.
Many issues can be resolved, and some can be covered by title insurance where the lender accepts it. Sales by receivers raise their own points: see buying from receivers.
A realistic legal timeline
Terms accepted: instruct your solicitor and pay for the valuation.
Lender instructs its solicitor: who writes to yours with initial requirements.
Title and searches: your solicitor investigates and sends documents.
Requisitions: the lender's solicitor raises questions; your solicitor answers.
Loan documents signed: including any guarantees, often with independent legal advice.
Report on title and confirmation that conditions are met.
Completion: funds are released and the charge registered.
Where both sides are responsive and the title is clean, commercial bridging can complete in two to four weeks. Problems at step 3 or 4 are the usual cause of delay. Our guide to how long a bridging loan takes covers the whole process, and our application checklist helps you prepare.
Unregulated commercial and investment bridging is arranged directly. Any case where the security includes a home you or an immediate family member occupies, including a flat above commercial premises, may be regulated and is introduced to a firm directly authorised by the Financial Conduct Authority. We are not directly authorised by the Financial Conduct Authority ourselves. Your property may be repossessed if you do not keep up repayments on a mortgage or any other debt secured on it.
Yes. A commercial bridge is secured by a legal charge, and the lender will not release funds until a solicitor confirms good title and valid security. You need your own solicitor, and the lender usually instructs a separate firm unless it allows dual representation. Guarantors may need independent legal advice too.
How much would a 200k bridging loan cost?
It depends on the monthly rate, term and fees. As an illustration, a 1% to 2% arrangement fee on £200,000 is £2,000 to £4,000. You also pay monthly interest, the valuation fee, your solicitor's fees and the lender's legal fees, plus any exit or broker fee. Our bridging cost calculator helps you model it.
What does Martin Lewis say about bridging loans?
We do not quote individual commentators. The general consumer guidance is that bridging is expensive, short-term borrowing to use only with a clear exit. From a legal angle, the sensible step is to have your solicitor review the facility letter, fees and default terms carefully before you sign.
How difficult is it to get a bridging loan?
For a well-presented case with suitable property, sensible LTV and a credible exit, commercial bridging is generally accessible. It gets harder with unusual property, complex title, recent serious credit problems or a weak exit. Preparing documents and instructing an experienced solicitor early removes many common obstacles.
Can I use my own solicitor for a bridging loan?
Yes, you can usually choose your own solicitor, although lenders may require the firm to have a minimum number of qualified partners or relevant experience. If you want one firm to act for both you and the lender, it normally needs to be on that lender's panel.
Who pays the lender's legal fees on a bridge?
The borrower does. The lender's solicitor's fees are charged to you, usually paid on completion or deducted from the loan. If the deal does not complete, you may still be liable for work already done, so check the undertaking you or your solicitor give at the start.