How long after the Certificate of Title is submitted do you complete?

Typically, completion happens 3 to 7 days after the certificate is submitted. The solicitor usually requests that the funds arrive on the day before your scheduled completion date to ensure there are no payment gridlocks on the day you move.

Can a lender refuse to release funds after the Certificate of Title is sent?

Yes. Even if the solicitor submits a clean certificate, the underwriter can block the final release of funds if a last-minute automated check reveals you have taken out new credit, changed jobs, or if fraud is suspected right before drawdown. Read more: Can a mortgage offer be withdrawn after the exchange of contracts?

What Is a Certificate of Title? Mortgage Fund Drawdown Rules

The Certificate of Title (CoT) is the definitive legal bridge between your conveyancing solicitor and your mortgage lender. It is a formal document drafted, signed, and submitted by your conveyancer to confirm that the property’s legal title is fully secure and satisfies all conditions outlined in the mortgage lender’s handbook.

Most importantly for home buyers, submitting this certificate is the mandatory trigger that instructs the bank to release your mortgage money for a set date, allowing you to legally complete on the day of completion.

In this article

What exactly is a Certificate of Title (CoT)?

A Certificate of Title is not a property deed; it is a legal document sent from your solicitor to your mortgage lender. By submitting the COT, your conveyancer legally guarantees to the bank that they have investigated the property's title and found no major defects, restrictive covenants, or boundary disputes that would put the lender's security at risk. It acts as a formal confirmation that it is safe for the bank to lend the money. This is defined under Section 5 of Part 1 of the UK Finance Mortgage Lenders’ Handbook as a Good and Marketable Title, also known as a clear title.

A solicitor cannot request the release of mortgage funds until they have a clear title, which is the most common cause of delays in the conveyancing process.

What is the solicitor certifying?

The solicitor doesn't simply complete and sign the Cot to request that the mortgage funds be released for completion. The CoT is a certificate that confirms to the mortgage lender:

1
Clear Title
In residential conveyancing, a "clear title" is legally referred to by UK Finance and the Law Society as a Good and Marketable Title. The title is defined as good and marketable when it meets the following strict thresholds:

Absence of Legal Defects: The property can be held safely without the threat of a third party claiming ownership or contesting the boundaries.
No Burdensome Covenants or Restrictions: There are no hidden charges, restrictive historical covenants, or outstanding financial claims on the Land Registry title that would limit the use of the land or reduce its resale value.
Free from Fettering: The legal title is unencumbered (absolutely no debts, mortgages, legal restrictions, or third-party claims tied to it) and completely unqualified (clean, absolute, and accepted at face value with no doubts, warnings, or special conditions attached to it). This means a buyer can sell or remortgage the property freely in the open market without specialist interventions.

Source: The Law Society: Approved certificate of title

If a conveyancer discovers an issue during searches that breaks the definition of a clear title, they are strictly prohibited from submitting a clear certificate of title. Instead, they must report the defect to the bank or resolve the issue via a specific title indemnity policy before submitting the certificate of title.

2
No Conflict of Interest
By signing the CoT, the solicitor is confirming there is no conflict of interest between themselves and the transaction. This is set out in IB (3.7) of the SRA Code of Conduct 2011, published by the Law Society.

3
Special Conditions
By signing the Cot, the solicitor is confirming that all special conditions within the mortgage offer have been satisfied. For example, you have the Certificate of Independent Legal Advice or a signed and witnessed Occupier Waiver Form.

Expert Tip: The difference between a Qualified vs. Unqualified

The difference between the two is essential to know whether you'll get a mortgage:

A Qualified Title (The Risk): This means the Land Registry or a solicitor has reviewed the title deeds and added a major qualification (a warning or exception). For example: "This title is valid, except we cannot prove who owns the right of way on the right boundary." Traditional lenders usually refuse to advance mortgage funds on a qualified title because of a built-in legal flaw.
An Unqualified Title (The Ideal): This means the title is completely unconditional. There are no missing pieces of evidence, no legal disputes, and no caveats. It is a total guarantee that the ownership is 100% secure.

This is why, when your solicitor submits the Certificate of Title to a lender through portals like LMS or Lender Exchange, the bank expects that certificate to be completely unqualified. By sending an unqualified report, your solicitor is telling the lender's underwriter: "I have checked all the legal documents and title deeds. There are no legal errors, no missing permissions, and no hidden risks. You can safely release the mortgage funds."

Andrew Boast FMAAT

CEO of SAM Conveyancing

How your solicitor requests the release of mortgage funds

Lenders do not automatically release your money when an mortgage offer is issued. Your conveyancer must explicitly trigger the drawdown of funds by submitting the CoT, providing a minimum notice period of 3 to 5 working days for the final release of mortgage funds to clear into the firm's client account.

Solicitors are prohibited from emailing or posting this document because of the risks of email fraud. The COT must be submitted digitally via secure panel networks like the LMS Portal (Conveyancer Zone) or a lender's integrated exchange system.

How long does it take for the release of mortgage funds?

Most high-street lenders require a minimum of 3 to 5 working days' notice from the moment the digital CoT is submitted to process the request and release the money to your solicitor’s client account.

What is the minimum number of days' notice lenders require?

Select your lender from the dropdown and see how long it takes to draw down mortgage funds after the certificate of title has been submitted.

Source: UK Finance - Lenders' Handbook

Expert Tip: Request the drawdown of funds the day before completion

To avoid completion day delays, your solicitor should request the release of mortgage funds the day before completion. If they request it for the day of completion, it is likely the money will come in later in the day, which will delay when you can send completion monies on your purchase.

The only downside to this is that you pay interest on the mortgage from the day it hits your solicitor's client account. Whilst it is an extra cost, I think it is better to incur this than risk not completing.

Andrew Boast FMAAT

CEO of SAM Conveyancing

What Stops a Certificate of Title From Being Submitted?

If your conveyancing journey is stalling when you're close to the exchange of contracts, it is usually because the solicitor cannot safely sign the Certificate of Title. Common bottlenecks include:

Unresolved Search Result Enquiries: This is a high risk, so if the local authority or environmental searches flag an un-notified structural change, a lack of planning permission, or a lack of building control sign-off, the solicitor cannot sign the certificate until the issue is resolved or indemnity insurance is in place.
Unverified Gifted Deposit: This is a moderate risk, but still a problem. Under UK anti-money laundering regulations, if your solicitor isn't satisfied with the evidence you've provided for the source of funds for a family gift, they cannot legally submit the CoT to the lender. This is very common when money is sent from overseas.
Lender Panel Restrictions: If your solicitor is dropped from a lender's approved panel mid-transaction, they lose access to systems like the LMS portal and cannot submit the file, instantly freezing the drawdown of funds. The solicitor can reapply to join the panel, but it isn't guaranteed that they will be successful.
Lender Handbook Requirements: If your solicitor is unable to satisfy the lender's requirements in the Lender's Handbook.

Written by: Andrew Boast

Andrew Boast FMAAT is a qualified accountant, conveyancing specialist and author with over 25 years of experience in the UK property sector. Since beginning his career in 2000 within established SRA and CLC-regulated conveyancing solicitor firms, Andrew has overseen the legal journeys of more than 75,000 clients.

He is the author of the property guide 'How to Buy a House Without Killing Anyone' and a frequent contributor to mainstream UK media on legislative updates, property law, first-time buyer guides, conveyancing best practices, and stamp duty changes. Andrew specialises in resolving complex title issues, property conflict disputes, and property tax options, streamlining the enquiry process to reduce transaction times and maintaining a client-friendly focus.

Reviewed by: Caragh Bailey

Caragh Bailey is a Lead Property Content Specialist at SAM Conveyancing, having joined the firm in 2020. With a portfolio of over 150 technical conveyancing, house survey and mortgage guides, she has become a primary authority on the end-to-end sale and purchase process.

Caragh specialises in complex legal workflows, including Help to Buy redemptions, equity transfers, shared ownership structures, trust deeds for tax planning, and joint ownership disputes. Her expertise extends to leasehold reform and RICS home surveys, where she provides clear, factual guidance on independent legal advice for specialist mortgage products and intricate ownership structures.