Last reviewed 27 October 2026 · FormLL editorial team · Checked against HM Land Registry guidance
To remove a Form LL restriction you apply to HM Land Registry on form RX3 (or RX4 in some cases) and you must include a certificate from a conveyancer confirming you are the registered owner — the same certificate the restriction asks for on any other transaction. FormLL's partner solicitor does both for a fixed £260 inc VAT for one owner or £310 for two. Once registered, no further Form LL certificates are needed for future remortgages or sales.
Why people remove a Form LL restriction
A Form LL restriction is the standard “counter-fraud” restriction. It stops HM Land Registry registering a sale, transfer or mortgage of your property unless a conveyancer certifies that the person who signed the deed is the registered owner. That protection is valuable for some owners. For many others it was added at purchase without much discussion, and every remortgage since has meant tracking down a solicitor, a video call and another fee.
The most common reasons owners tell us they want it removed:
- Repeat cost on every remortgage. Each new mortgage needs a fresh certificate. Over a few product switches that adds up to far more than a one-off removal.
- It was added without them realising. HM Land Registry says your legal adviser may or may not raise it on purchase, and answers on its support forum note some conveyancers apply for it as part of their service.
- Circumstances have changed. The property was empty or let when the restriction went on; now the owner lives there full time.
- Delays. The certificate has to be signed in wet ink by an individually regulated conveyancer. When a mortgage offer is close to expiry, that extra step causes stress.
Think before you remove it. Removing Form LL also removes the protection. If the property is empty, let, mortgage-free or you live abroad, HM Land Registry identifies you as higher risk of title fraud. Read should I remove my Form LL restriction? before deciding. The solicitor will also ask.
How Form LL removal works
- Enquiry and fixed fee. Tell us how many owners are on the title. A specialist confirms your fixed fee by email and checks the restriction wording on your title register.
- Identity verification call. Every registered owner joins a short secure video call with the independent solicitor, holding their passport or photocard driving licence.
- Compliance certificate signed. The solicitor signs the certificate the Form LL wording requires. HM Land Registry requires this certificate to be signed in wet ink by the conveyancer personally.
- Application lodged. The removal application (form RX3, or RX4 where appropriate) is prepared and lodged with HM Land Registry with the certificate attached.
- Restriction cancelled. HM Land Registry updates the register and the solicitor confirms when the restriction has gone. Future remortgages and sales no longer need a Form LL certificate.
Indicative price and what it covers
- Title and restriction check
- Identity verification video call
- Form LL compliance certificate
- RX3 / RX4 prepared and lodged
- Expedite request if a deal is at risk
- Everything in the one-owner service
- Both owners verified, together or separately
- Single application for the title
- One point of contact
- Fee confirmed in writing first
HM Land Registry's RX3 form currently states that no fee is payable to cancel a restriction. If more than two people are registered owners, or the property is held by a company, your fee is quoted individually before you commit. Compare the full picture on our Form LL removal cost page.
Removing Form LL when you are about to remortgage or sell
Timing matters. HM Land Registry deals with applications against a title in order, and a pending application can hold up registration of a new mortgage. If you are mid-remortgage, the usual approach is to comply with the restriction for that transaction first and lodge the removal afterwards, or to lodge both together with the solicitor managing the order. If you are selling, removal rarely makes sense: cancellation needs the same certificate, and the restriction no longer affects you once the buyer is registered. See removing Form LL before a remortgage for the detail.
RX3 or RX4?
Most Form LL removals are made on form RX3 (cancellation) supported by the conveyancer's certificate. RX4 (withdrawal) is used by the person who has the benefit of a restriction, or with their consent. Because Form LL protects the owner, the right form depends on how the restriction is worded and who applied for it. The solicitor decides and completes it for you; if you want the detail, read RX3 vs RX4 for a Form LL restriction.
How long does removal take?
Your part — the call and the certificate — is normally done within days of instruction. After lodging, timing depends on HM Land Registry. Removal is a non-automated application that a caseworker reviews. If the delay would put a sale, remortgage or refinancing at risk, the solicitor can request an expedite, which HM Land Registry offers free; it says it processes the vast majority of expedited applications within 10 working days.
Who carries out the work
FormLL is not a law firm. We connect you with an independent solicitor regulated by the Solicitors Regulation Authority who carries out the verification, signs the certificate and lodges the application. The solicitor is independent of your mortgage lender's conveyancer, which is often what makes the certificate quicker to obtain.
Get your fixed fee confirmed
Tell us what you need. A specialist replies by email with your fixed fee and next steps — no obligation.
Start my enquiryFrequently asked questions
Can I remove a Form LL restriction myself?
You can submit the RX3 form yourself, but HM Land Registry also needs a certificate from a conveyancer confirming you are the registered owner, in line with the restriction wording. So you will still need a conveyancer for the certificate. Most people find it simpler to have the solicitor do both.
How much does it cost to remove a Form LL restriction?
FormLL's fixed fee is £260 inc VAT for one owner and £310 inc VAT for two owners, covering the identity call, the compliance certificate and the application. HM Land Registry's RX3 form states that no Land Registry fee is currently payable for cancelling a restriction.
Can I change the wording of the restriction instead of removing it?
No. Form LL is a standard form of restriction, so it cannot be varied to, for example, allow remortgages only. It either stays on the register and is complied with, or it is removed.
Do both owners need to take part?
Yes. Where there are joint owners, each registered owner has to be verified so the certificate can confirm the identity of every proprietor. Calls can be together or separate.
Will removal delay my remortgage?
It can if lodged at the wrong moment, because a pending application against the title can hold up registration of the new mortgage. The solicitor will advise on the order: usually comply with the restriction for the remortgage first, then remove it.
Is it a good idea to remove Form LL?
It depends on your risk. If you live in the property, it is mortgaged and you have signed up to HM Land Registry's free Property Alert, removal is often reasonable. If the property is empty, let, mortgage-free or you live abroad, the restriction is doing real work and keeping it may be wiser.
Sources
- HM Land Registry form RX3 — Cancel a restriction
- HM Land Registry form RX4 — Withdraw a restriction
- HM Land Registry Practice Guide 19 — Notices, restrictions and protection of third-party interests
- HM Land Registry blog — Form LL, the counter-fraud restriction (Nov 2022)
- GOV.UK — Protect your land and property from fraud
- HM Land Registry — Processing times and free expedite service
Facts on this page were checked against the sources above on 27 October 2026. HM Land Registry fees and practice can change; your solicitor confirms the current position before anything is lodged.