You've probably seen the ads. Smiling retirees on a beach or finally fixing that leaky roof, all thanks to the cash tucked away in their bricks and mortar. But what the glossy brochures don't always tell you is the actual wait time. If you're sitting there wondering how long does equity release take, the short answer is usually eight to twelve weeks.
That’s the "standard" window.
But honestly? Real life is rarely standard. I've seen cases sail through in twenty-one days, and I've seen others drag on for six months because someone forgot a death certificate from 1984. It's a legal process, not a bank transfer. You're effectively taking out a specialized mortgage while simultaneously involving solicitors, surveyors, and sometimes even the Land Registry in a complex dance of paperwork.
The broad strokes of the timeline
Speed is relative.
If you compare it to selling a house, equity release is a lightning bolt. If you compare it to a payday loan, it’s a snail. Most providers, like Legal & General or Aviva, aim for that two-month sweet spot.
First, you’ve got the advice stage. You can't just click a button and get the money. UK regulation is strict about this. You must speak to a qualified advisor. They'll spend a week or two checking if this is even a good idea for you. They’ll look at your state benefits, your inheritance plans, and whether there’s a cheaper way to get the cash.
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Then comes the application. This is where the clock really starts ticking.
Why the valuation stage is a wildcard
Once the application is in, the lender sends out a surveyor. They aren't just checking if you've got a nice kitchen; they’re looking for "saleability."
Is there damp? Is the roof made of some weird 1970s experimental material? Is there a giant knotweed patch in the garden? If the surveyor finds issues, the timeline stretches. I remember one case where a surveyor found a tiny bit of spray foam insulation in the attic. The lender flat-out stopped the clock until a specialist report was filed. That added three weeks. Just like that.
The legal marathon
After the valuation, the lender issues an offer. Now the ball is in the solicitors' court.
You need your own independent solicitor. They don't work for the lender; they work for you. Their job is to make sure you aren't being ripped off and that you understand that the interest compounds. This is usually where the "drag" happens. Your solicitor has to dig through the title deeds. If your house is leasehold, they have to talk to the freeholder. If the freeholder is a slow-moving corporation or a grumpy individual, you're going to be waiting.
What actually slows things down?
It's rarely the big stuff. It’s the "paperwork gremlins."
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- Missing Title Deeds: If your property hasn't changed hands since the 80s, it might not be registered digitally with the Land Registry. Getting those paper deeds sorted is a chore.
- Power of Attorney: If you’re doing this on behalf of a parent, the OPG (Office of the Public Guardian) needs to have everything registered and ready. Any errors here? Huge delays.
- Solar Panel Leases: This is a big one lately. Many people got "free" solar panels ten years ago. Those leases often have clauses that lenders hate. Sorting out a "deed of variation" for a solar lease can add a month to the process.
- Unpaid Debts: If there's an old charging order on the house you forgot about, that has to be cleared as part of the completion.
The "Fast Track" Myth
Some firms claim they can do it in two weeks.
Take that with a grain of salt. While technological leaps like desktop valuations (where they use data instead of sending a human to your house) have sped things up, the legal side remains stubbornly manual. You still need to sit down, physically or via a very secure video link, with a solicitor to sign the papers. You can't really "disrupt" the Land Registry's processing times.
Breaking down the weeks
If we look at a "perfect" scenario, here is how the days usually fall:
Week 1: You meet your advisor. You discuss your goals. They produce a suitability report.
Week 2: Application is submitted to the lender.
Week 3: The surveyor visits. This is the nervous wait to see what they value the house at.
Week 4-5: The offer is issued. Your solicitor receives the contract.
Week 6-10: Legal due diligence. This is the "black hole" where it feels like nothing is happening, but solicitors are actually firing emails back and forth about boundaries and easements.
Week 11-12: Completion. The money is sent to your solicitor, who pays off any existing mortgage and then drops the remaining balance into your account.
Practical steps to move faster
You aren't totally powerless here. If you want to keep the momentum, you have to be proactive.
Don't wait for the solicitor to ask for your ID. Have your passport and three months of utility bills scanned and ready on day one. If you have a leasehold property, find your lease agreement now. Don't go hunting for it in week six.
If there's a death certificate or a marriage certificate that links your name to the title deeds, find the original. A photocopy usually won't cut it.
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Also, choose a solicitor who specializes in equity release. A general high-street solicitor who mostly does family law or criminal defense will be slower. They won't be familiar with the specific requirements of the Equity Release Council. An expert firm knows exactly what the lenders want to see, which can shave two weeks off the back-and-forth.
The human element of the wait
It's stressful. I get it.
Usually, people want equity release because they have a pressing need. Maybe a debt is looming, or a grandchild needs a house deposit, or the boiler finally gave up the ghost. That makes every day feel like a week.
But rushing this is dangerous. Equity release is a "lifetime" commitment. If you miss a detail in the contract because you were pushing the solicitor to finish in record time, you might regret it ten years down the line when the interest has snowballed in a way you didn't expect.
Realities of the 2026 market
Right now, lenders are being more cautious than they were a few years ago. Interest rates are higher, and property prices are more volatile. This means valuations are being scrutinized more heavily. If the surveyor thinks your house is worth £400,000 but the lender’s automated model thinks it’s £380,000, expect a delay while they argue it out.
Actionable Next Steps
If you are ready to start, do these three things immediately to ensure you stay on the shorter end of the timeline:
- Check your Title: Go to the Land Registry website and pay the £3 to see your title register. Ensure your name is spelled correctly and there are no old "notices" or "restrictions" from creditors you thought were long gone.
- Audit your house: Walk around like a surveyor. Is there a damp patch in the spare room? Fix it now. Lenders hate damp. It’s a "retention" waiting to happen, meaning they’ll hold back your money until it's fixed.
- Interview your solicitor: Ask them point-blank: "How many equity release cases did you complete last month?" If the answer is "one" or "none," move on. You want a factory of efficiency, not a boutique experience.
Staying informed and having your paperwork in a neat pile is the only real way to ensure that when you ask how long does equity release take, the answer is closer to eight weeks than eighteen.