ILA-Connect

ILA-Connect: independent legal advice for mortgages and loans

ILA-Connect is an online service that connects borrowers, guarantors and mortgagors with qualified solicitors to obtain the Independent Legal Advice (ILA) required by many UK financial institutions. The company offers video call appointments, with a single fee of £150 including VAT, and presents itself as an affordable and quick alternative to meet this requirement.

What is independent legal advice and why do lenders require it?

Independent legal advice is a formality that some lenders require before signing a mortgage, loan or personal guarantee. Its origin dates back to the ruling of the British Court of Appeal in the case Royal Bank of Scotland v Etridge (No 2), which established that, in certain circumstances, the borrower must be advised by an independent, qualified professional to ensure they fully understand what they are signing.

The requirement responds to the need to prevent a person from later claiming they were a victim of undue influence. According to the principles of the Etridge ruling, there is a presumption of undue influence when there is a non-commercial relationship between the parties, such as between parents and children or between spouses. If one party persuades the other to support a transaction that benefits the first but harms the second, the lender may require independent advice to confirm that the person acts with full knowledge and without pressure.

From the perspective of the bank or building society, the solicitor's written confirmation acts as proof that the client has been explained their role in the transaction and the practical consequences of signing. Without this certificate, the institution could lose the ability to enforce its security if the transaction were successfully challenged.

Requirements that the advice must meet according to the Court of Appeal guidance

The Etridge ruling established minimum requirements that the solicitor must meet when providing independent advice. The meeting must be face-to-face and without the presence of third parties. The solicitor must use plain language, without unnecessary technicalities, and explain their own role in the transaction, making it clear that the lender will rely on their intervention to rule out any future claims of undue influence or lack of understanding.

During the meeting, the solicitor must explain the nature of the guarantee or mortgage, clarify the meaning of the accompanying documents and detail the practical consequences of signing and the associated risks. They must also confirm that the decision to provide the guarantee or enter into the mortgage is the client's and that they wish to proceed. Finally, the solicitor issues a written confirmation or certificate to the lender, according to each institution's requirements.

Services and cases covered

ILA-Connect offers independent advice for a variety of financial transactions. Among the cases it handles are:

• Buy-to-Let
• Joint Borrower Sole Proprietor
• Bridging Finance
• Occupier Consent
• Gifted Deposit
• Change of Ownership
• Deed of Subordination
• Business Loan
• Second Charge Loan
• Third-Party Borrowing
• Non-Benefitting Borrower

All these services are offered for a fee of £150 including VAT, according to the information published on the website.

Financial institutions it works with

The company states it deals with a wide list of UK lenders, including Accord Mortgages, Barclays, HSBC, Nationwide Building Society, Santander, Natwest, Royal Bank of Scotland, TSB Bank, Virgin Money, Yorkshire Building Society, Skipton Building Society, Leeds Building Society, Coventry Building Society, Metro Bank, Atom Bank, Aldermore Bank, Shawbrook Bank, Paragon Mortgages, Precise Mortgages, Kensington Mortgages, Together, United Trust Bank, Foundation Home Loans, Fleet Mortgages, The Mortgage Lender, Vida Homeloans, Pepper Homeloans, Bluestone, BM Solutions, The Mortgage Works, among many others. The website indicates that it meets the requirements of these and other institutions.

How the service works

The process begins with requesting an appointment through the website or by phone. ILA-Connect provides a quote for the required service and arranges an appointment with a qualified solicitor. The meeting is held by video call, which allows meeting the independent advice requirement without the need to travel. The company highlights that it has assisted thousands of people and that its fee is competitive in the market.

The website includes client testimonials that mention the speed and convenience of the process, such as those of Jane Busby (Southampton) or Michelle Beavan (Bristol), who highlight the ease of obtaining the advice and the possibility of signing quickly.