Need a fast bridging loan?
Whether you are a developer executing a light BTL refurbishment or a broker searching for a quick turnaround, we provide the ultimate speed of completion. As direct bridging lenders, we specialise in rapid, hassle-free financing. It is possible to deploy capital in as little as 24 to 48 hours to rescue urgent time-critical deals.
Get a decision in 2 hours
Tell us what you need. A lender - not a call centre - will call you back.
The basics
Understanding bridging finance
Short-term by design
Short-term property finance for when money is needed quickly, often before longer-term finance or a property sale can be arranged.
For a specific purpose
Unlike a long-term mortgage, it’s used for a defined short-term need, buying at auction, funding a refurbishment, or purchasing before you sell.
Secured on property
Secured against property or another suitable asset. The amount and terms depend on the value, the LTV, your exit strategy and your circumstances.
Eligibility
Who can get a bridging loan?
Bridging finance can be used by homeowners, property investors, landlords, developers and businesses. Applications are assessed according to the property, amount required, loan-to-value, purpose of the borrowing and proposed exit strategy.
Depending on the circumstances, finance may also be available to self-employed borrowers and those whose circumstances do not fit conventional mortgage criteria.
Typically used by
- Homeowners
- Property investors
- Landlords
- Developers
- Businesses
- Self-employed borrowers
- Non-standard circumstances
Assessed on
- The property
- Amount required
- Loan-to-value
- Purpose of borrowing
- Proposed exit strategy
The mechanics
How does a bridging loan work?
A bridging loan provides short-term funding secured against property, allowing you to access capital before a property sale, refinance or another planned source of repayment is completed.
01
Built around an exit
The loan is arranged around a specific purpose and exit strategy. This could include selling the property, refinancing onto a mortgage, completing a refurbishment before refinancing, or selling another asset.
02
Weigh the full picture
As bridging finance is designed for short-term use, it is important to consider both the total cost of the loan and how it will be repaid before proceeding.
What we fund
Bridging loans for every kind of deadline
All loans are secured against property and lent from our own funds, which is why we can make urgent moves at a pace high-street lenders simply can’t match. Whether you’re a borrower or a broker with complex requirements, we act quickly to deliver when you need it most.
Personal Bridging Loan
Release equity or secure your next home before your current one sells. Ideal for breaking a chain or beating a rival buyer.
Business Bridging Loan
Fast working capital secured against property. Bridge a cash-flow gap while longer-term funding is arranged.
Property Development Finance
Acquire a site, cover build costs or refinance a project. Funding that keeps developments moving without hold-ups.
Commercial Property Finance
Shops, offices, industrial units and mixed-use premises Bridging secured against commercial property of all kinds.
Auction Property Finance
Bid with confidence. Meet the strict 28-day auction completion deadline knowing your funds are ready to move.
Refurbishment Finance
Fund light or heavy refurbishment works to add value, then exit by sale or refinance.
Know your options
Regulated, unregulated, open or closed?
Two distinctions shape which lender, process and protections apply to your bridge.
Bridging finance can be either regulated or unregulated, depending on the purpose of the borrowing and the property involved, and it can be open or closed, depending on how clearly the repayment date is established.
These distinctions affect the type of lender available, the application process and the protections that apply, and whether an open or closed bridge suits you depends on the transaction and the strength of your proposed exit strategy. If you’re unsure which applies to your circumstances, a specialist can explain the options before you proceed.
Regulated
Secured on a home you live in
Applies where the finance is secured against a property that is, or is intended to be, the borrower’s or their family’s main residence. These loans are subject to specific regulatory protections.
Unregulated
Investment & commercial
Generally used for investment, commercial and other property transactions outside regulated residential borrowing, property investment, development projects, commercial property and certain refurbishment projects.
Open
Flexible timing
Has no fixed repayment date, though you’ll still agree an expected repayment period. It offers flexibility where the timing of the exit is uncertain, but you still need a credible plan and should understand the cost of holding the facility longer.
Closed
Fixed repayment date
Suitable where the borrower has a clear, confirmed exit, such as an agreed sale or a confirmed refinance. Because the lender has greater certainty over when the loan will be repaid, closed finance can sometimes offer more predictable terms.
Why choose us
Straight answers. Our own funds. Real speed.
Arranging finance should be clear, simple and stress-free. We listen, we assess each case on its own merits, and we act with urgency because when a lender lends its own money, decisions aren’t held up by third-party credit committees.
- Property-value based lending
- No proof of income required
- Self-employed plans welcome
- Any credit status considered
- 1st, 2nd & 3rd charge loans
- Terms of up to 36 months
- Interest monthly or rolled up
- Accelerated desktop valuations
- Various exit strategies accepted
- No current lender consents
- Restructuring options available
- Funds paid direct to you
Secured against most property
Our bridging finance can be secured against a wide range of property – including assets other lenders turn away.
- Residential, investment & BTL property
- Commercial, retail, offices & industrial
- Property in disrepair or unmortgageable
- Land & development projects
How it works
From enquiry to funded in four steps
STEP 01
Tell us what you need
A few moments to explain your situation and what you want to achieve.
STEP 02
We review the case
We assess the property, your profile and the exit quickly and in detail.
STEP 03
A rapid decision
A clear answer, typically within 2 hours using our efficient approval checks.
STEP 04
Funds released
Money delivered fast, often within a few days so you can act decisively.
Why is the exit strategy important?
A bridging loan is designed to be repaid, or “exited”, once the short-term funding requirement has been resolved. For this reason, lenders will usually want to understand how the loan will be repaid before approving an application.
Common exit strategies include:
- Selling the property
- Refinancing onto a mortgage
- Refinancing onto longer-term property finance
- Selling another property or asset
- Completing a development and refinancing or selling the finished property
The proposed exit should be realistic and achievable within the expected term. The stronger and more clearly defined the exit strategy, the easier it is for a lender to assess how the borrowing will ultimately be repaid.
What if the exit takes longer than expected?
Bridging finance is intended to be repaid within the agreed term. If a property sale, refinance or other planned exit is delayed, the facility may remain outstanding for longer and additional costs could arise.
If circumstances change, it is important to speak to the lender as early as possible rather than waiting until the repayment date approaches.
Who we help
Built for people racing a clock
From broken chains to auction deadlines and genuine emergency situations, we fund the deals that can’t wait.
Buyers at risk of losing a purchase
When a lender stalls or a chain collapses, fast funding keeps the deal alive.
Auction buyers on a 28-day deadline
Bid confidently knowing completion funds are ready to move.
Developers needing urgent capital
Acquire a site, cover build costs or refinance without hold-ups.
Businesses needing working capital
Bridge an unexpected cash-flow gap secured against property.
Homeowners in a chain
Proceed with your purchase now and repay once your property sells.
Investors funding a refurbishment
Cover the cost of light or heavy refurbishment works, then exit by sale or refinance.
Costs
How much does a bridging loan cost?
The cost depends on the amount borrowed, the property used as security, the loan-to-value, the length of the loan and your circumstances. Because bridging is short term, costs are commonly considered on a monthly basis rather than an annual rate.
Interest
The main cost of borrowing, paid monthly or rolled up and settled when the loan is repaid.
Arrangement fees
A fee charged by some lenders for arranging the finance.
Valuation fees
The lender may require a professional valuation of the property used as security.
Legal fees
Legal work is normally required as part of completing a secured loan.
Broker fees
Where a broker is used, there may be a fee for arranging the finance.
Exit fees
Some facilities include a fee payable when the loan is repaid.
The overall cost depends on the individual deal rather than simply the interest rate. A lower rate does not necessarily mean a cheaper loan once all applicable fees and charges are considered, so weigh up the total cost of the facility and how it will be repaid.
Borrowing
How much can you borrow?
The amount depends on the lender, the property used as security, its value and the overall strength of the application.
Loan-to-value (LTV)
One of the main factors lenders consider. It compares the amount borrowed with the value of the property. For example, borrowing £300,000 against a property valued at £500,000 would represent a 60% LTV.
Lenders may also consider:
- The current and expected value of the property
- The purpose of the loan
- The borrower’s circumstances
- The proposed exit strategy
- Whether the property is residential, commercial or being developed
- Any existing borrowing secured against the property
- The experience of the borrower where relevant
The maximum available varies from one application to another. A specialist lender can assess the circumstances of the proposed transaction and determine the level of finance that may be available.
Questions
Bridging finance FAQs
Quick answers to the questions we are asked most. For more detail, see the full FAQs page.
What is a bridging loan?
A short-term loan secured against property, typically used where funding is needed quickly or a longer-term source of finance is not yet available.
How much can I borrow?
The amount available depends on factors including the property value, loan-to-value, purpose of the loan and proposed exit strategy.
How much does bridging finance cost?
The total cost can include interest, arrangement fees, valuation fees, legal costs and other charges. The overall cost should be considered rather than the interest rate alone.
How quickly can a bridging loan be arranged?
Some applications can receive a decision within two hours, with funds potentially released within days, depending on the circumstances and required checks.
What is an exit strategy?
An exit strategy is the planned method of repaying the bridging loan, such as selling the property or refinancing onto longer-term finance.
Client experience
What our customers say
4.9
Average rating from our clients
Needed an urgent bridging loan with funds quickly, and they came through faster than expected. Simple process, no faff.
Verified client
I’ve dealt with a few bridging lenders before, and usually it’s all delays and jargon. This was the opposite – I knew what to expect, they kept me updated, and delivered when they said they would. The speed was a game-changer.
Verified client
We were about to lose a purchase because our bank dragged its heels. They had a £1.4m loan across to us in just over a week, handled professionally without the endless red tape. The simplicity and pace is worth its weight in gold.
Verified client
Ready when you are
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