Can one solicitor act for you and the lender on a bridging loan?

By the Bridge & Build Finance team · 26 October 2026

What has Hope Capital changed?

Here is what changed, as reported by Bridging & Commercial on 23 October.

• Gunnercooke Scotland, already on Hope Capital's legal panel, will now offer dual legal representation for property transactions in Scotland.
• It is available through Hope Capital's recently launched Max GDV residential bridging product, on loans of up to £1 million.
• It follows an earlier expansion this year, when Aberdein Considine and Carters joined Hope Capital's Scottish dual representation panel.
• Hope Capital has lent in Scotland since 2018.

Laura Carr, director of underwriting, compliance and stakeholder relations at Hope Capital, said that extending the relationship to include dual representation "is a natural next step". Hope Capital is one of the lenders on our panel; see our Hope Capital lender profile, and our page on bridging loans in Scotland for how security works there.

What is dual legal representation?

On a normal bridge, you instruct your own solicitor and the lender instructs its own, and you usually pay both bills. With dual legal representation, one firm on the lender's panel acts for both of you. A Bridging & Commercial feature published on 23 October sets out three reasons it can help.

• Speed. Information passes once, with no back and forth between two firms.
• Cost. One file means one bill rather than two, which can make a small bridge more viable.
• Fewer surprises. One solicitor sees the whole picture, so a title problem or missing consent can be raised and fixed once.

Legal work is often what sets the pace on a bridge. Our guide to how long a bridging loan takes explains the steps, and bridging loan fees covers who pays for what.

When can one solicitor act for both sides?

Only within the rules that govern solicitors, and only if the lender agrees.

• England and Wales. Under the Solicitors Regulation Authority's conflict rules, a solicitor should not act for two clients where there is a conflict, or a significant risk of one, unless an exception applies, such as a substantially common interest. Where one does, each client must give informed consent in writing.
• Scotland. The Law Society of Scotland's rule B2.1 generally stops a solicitor acting for both lender and borrower in a loan secured over property. There are limited exceptions, including where the terms of the loan were agreed before the solicitor was instructed and no dispute is expected.

In practice, lenders that offer dual representation usually limit it by loan size and case type, as Hope Capital does with its £1 million limit. If a disagreement arises during the transaction, separate solicitors may be needed.

Is dual representation right for your bridge?

It suits straightforward cases where speed and upfront costs matter most. Typical examples include these.

• A residential purchase with a clean title, including auction purchases with a 28 day completion.
• A chain break where the onward purchase cannot wait.
• A refinance where the legal work is simple.

It is less likely to be offered on complex cases, such as development schemes, multiple properties as security or unusual titles. Our bridging cost guide shows how legal fees fit into the total, and fast bridging loans covers the other features that can shorten the process, such as automated valuations.

What it means for your funding

Lenders are competing on upfront costs as well as rates. Last week Masthaven started letting borrowers add legal fees to the loan, as our report on this month's lender moves explains. When you compare offers, ask these questions.

• Does the lender offer dual representation on a case like yours, and up to what loan size?
• Which fees must be paid before completion, and which can be added to the loan?
• Is your exit realistic for the term? Our guide to bridging exit strategies sets out what lenders expect.

We search the market and approach the lenders on our panel whose process, costs and criteria fit your bridging loan.

Common questions

This article reports news and published figures as at 26 October 2026. It is for general information only and is not legal, tax or financial advice. Bridge & Build Finance is a commercial finance brokerage service, not a lender. Finance is subject to status, lender criteria, valuation, underwriting and approval.