Last reviewed 27 October 2026 · FormLL editorial team · Checked against HM Land Registry guidance
Removing a Form LL restriction typically costs £260–£310 inc VAT with a fixed-fee online provider, depending on the number of owners. HM Land Registry's RX3 form states that no fee is currently payable for cancelling a restriction, so the cost is the conveyancer's work: verifying identity, signing the compliance certificate and lodging the application. Check whether a quote includes the certificate — some providers charge it separately.
The two parts of the cost
Form LL removal has two components, and comparing quotes only works if you know which one you are being quoted for.
- The compliance certificate. HM Land Registry will not cancel a Form LL restriction without a certificate, signed by a conveyancer, confirming the applicant is the registered owner — the same evidence the restriction demands for any disposition.
- The application. Form RX3 (cancellation) or RX4 (withdrawal), completed and lodged with the certificate.
Published fees compared (checked 27 October 2026)
| Provider | Removal fee (1 owner) | 2 owners | Certificate included? |
|---|---|---|---|
| FormLL (partner solicitor) | £260 inc VAT | £310 inc VAT | Yes |
| Parachute Law | £260 inc VAT | £310 inc VAT | No — stated as in addition to verification (£175 inc VAT one owner) |
| SAM Conveyancing | £260 for one person (as published) | Additional people charged extra (see provider) | Verification published separately at £180 inc VAT |
| HM Land Registry fee | £0 on RX3 | £0 | — |
On those published figures, a one-owner removal where the certificate is charged separately comes to roughly £435–£440. Our full fees index lists every figure with its source.
When removal pays for itself
Each remortgage with Form LL on the title needs a new compliance certificate. Fixed-fee online certificates are published at around £175–£180 inc VAT, and owners on HM Land Registry's own support forum report being quoted £350 + VAT by their transaction conveyancer. If you expect to remortgage or switch product more than once while you own the property, a one-off removal is usually cheaper than paying for a certificate each time.
| Scenario (one owner) | Keep Form LL | Remove Form LL now |
|---|---|---|
| One more remortgage | £180 | £260 |
| Two more remortgages | £360 | £260 |
| Three remortgages and a sale | £720 | £260 |
Cost is not the only factor. If your property is higher-risk for fraud, keeping the restriction may be worth the cost. See should I remove my Form LL restriction?
Costs that can be added
- Extra owners. Each registered owner is verified. FormLL quotes three or more owners individually.
- Company-owned property. Company counter-fraud restrictions use different wording and evidence; quoted individually.
- Missed appointments. Some providers charge to rearrange a missed verification call. Ask before you book.
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
Is there a Land Registry fee to remove Form LL?
HM Land Registry's form RX3 states that no fee is currently payable for the cancellation of a restriction. The cost you pay is for the conveyancer's certificate and the preparation of the application.
Why is removal more expensive than a single certificate?
Removal includes the certificate plus the application to HM Land Registry and the follow-through until the restriction is cancelled. A certificate on its own only satisfies the restriction for one transaction.
Does FormLL's fee include the compliance certificate?
Yes. The £260 (one owner) and £310 (two owners) fees inc VAT include the identity call, the certificate and the application. Your fixed fee is confirmed in writing before you commit.
Sources
- HM Land Registry form RX3 — Cancel a restriction
- HM Land Registry Practice Guide 19 — Notices, restrictions and protection of third-party interests
- Parachute Law — published service fees
- SAM Conveyancing — Form LL restriction guide and fees
- HM Land Registry support forum — owner quoted £350 + VAT for a Form LL certificate (June 2025)
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.