Fast Loan Against Property

Need money fast, secured against property you already own? A loan against property turns the value tied up in bricks and mortar into cash you can use within days, not months.

Whether you run a business, own commercial premises, develop property or hold residential property as an investment, the principle is the same: your property does the heavy lifting, so the decision is quick and the paperwork is light.

This page explains how a loan against property works, who it suits, how fast it can be arranged, what it costs, and how to get the best deal. Straight answers, no jargon.

What is a loan against property?

A loan against property is short-term finance secured on a property you own. The lender takes a legal charge over the property, which means they can lend quickly and on the strength of the asset, rather than relying mainly on your income or accounts.

You borrow now and repay in full later, usually within 1 to 12 months, sometimes up to 24, from a known source of money such as the sale of a property, a refinance or business income you are expecting.

That repayment plan is called your exit. It is the single most important part of any application, and we cover it in detail below.

Because the loan is secured on property, it is one of the fastest ways to raise a significant sum. It is built for speed and timing, not long-term borrowing.

Who is a loan against property for?

This is a "fits all" product. If you own suitable property and need funds quickly, it can work for you:

• Business owners: Raise working capital, cover a tax bill, buy stock or bridge a cash-flow gap by borrowing against property you or your business own.
• Commercial property owners: Release funds from shops, offices, industrial units, mixed-use buildings and other commercial premises.
• Property developers: Fund a site purchase, cover build or refurbishment costs, or refinance a project that has stalled with another lender.
• Landlords and property investors: Borrow against buy-to-let homes, HMOs or portfolios to move fast on the next opportunity.
• Domestic homeowner: Raise money as homeowner against a second home, an inherited property, a property you are selling or a residential property you do not live in.

One important point: we provide unregulated lending only. That means we cannot lend against the home you or your immediate family live in, or plan to live in. Loans on your own main residence are regulated and must come from an FCA-regulated lender.

How does a loan against property work?

The process is designed to be quick and low hassle:

1. Tell us what you need: A short enquiry online or a call with the team. The property, the amount, confirm your homeowner status, what it is for and how you plan to repay.
2. Decision in 2 hours: We look at the property and the exit, not a mountain of paperwork, and give you a clear answer with indicative terms.
3. Valuation and legal work: A valuation of the property (often a desktop valuation for speed) and legal work on both sides, run in parallel to save time.
4. Funds released: Once checks are complete, the money goes straight to you. Straightforward cases can complete in as little as 48 hours.

Most loans have no monthly payments. Interest is usually "rolled up" (added to the loan and paid at the end) or "retained" (held back from the advance at the start). When your exit happens, you repay the loan and the interest in one go.

Because you are not making monthly repayments, your income matters far less than it does for a mortgage. What matters most is being the homeowner of the property and the exit.

What property can you borrow against?

• Residential property you do not live in, including second homes, inherited homes and holiday lets.
• Buy-to-let houses and flats, HMOs and property portfolios.
• Commercial property: shops, offices, warehouses, industrial units and leisure premises.
• Mixed-use and semi-commercial property, such as a shop with a flat above.
• Land and development sites, with or without planning.
• Properties that need work and would not qualify for a standard mortgage, for example no working kitchen or bathroom.
• Property you own outright as a homeowner or property with an existing mortgage, using a first or second charge.

What can you use the money for?

Almost any legitimate short-term purpose. Common reasons include:

• Emergency funding: When something urgent lands and you need cash in days, not weeks.
• Tax bills: Settling HMRC liabilities quickly to avoid penalties.
• Business cash flow: Covering wages, suppliers or a gap while payments come in.
• Buying at auction: Meeting the 28-day completion deadline with certainty.
• Buying before you sell: Securing an investment or commercial purchase before another sale completes.
• Breaking a chain: Stepping in when a buyer or funder pulls out at the last minute.
• Refurbishment: Funding works to add value before selling or refinancing.
• Development costs: Site purchases, build costs or finishing a stalled project.
• Refinancing: Repaying an expiring loan or a lender who is pressing for repayment.

If your need is short-term and your exit is clear, a loan against property can fit. If neither is true, it usually will not, and we will tell you so.

A loan against property example

Here is how it can work in practice.

A business owner has a £150,000 tax bill due in two weeks. Their cash is tied up in a contract that pays out in five months. They own a buy-to-let property worth £400,000 with no mortgage on it.

• They borrow £150,000 against the buy-to-let, a loan-to-value of 37.5%.
• The rate is 0.75% per month, with interest rolled up.
• The exit is the contract payment, expected within six months, with a sale of the property as a back-up.

Over six months, rolled-up interest at 0.75% comes to £6,750, plus arrangement and legal fees. The tax bill is paid on time, penalties are avoided, and the loan is repaid when the contract money arrives.

The figures are illustrative. Your own rate, fees and term depend on the property, the loan-to-value and your exit.

How fast can you get a loan against property?

Speed is the whole point, and it is what we are built for.

• Decision: Typically within 2 hours of your enquiry.
• Valuation: Desktop valuations are often possible, saving days.
• Completion: As little as 48 hours for straightforward cases, and usually within a few days.

Because we lend our own money, there is no panel, no credit committee to wait for and no middleman passing your file around. You speak to the people who make the decision.

You will move even faster if you have the basics ready:

• Proof of identity and address.
• Details of the property, including any existing mortgage.
• A short explanation of what the funds are for.
• Evidence of your exit, such as a sale agreement, refinance offer or expected payment.
• Your solicitor's details.

How much can you borrow?

The amount depends on your loan-to-value, or LTV, which is the loan as a percentage of the property's value.

• We lend from £10,000 to £500,000.
• Up to 75% LTV, depending on the property and the exit.
• Lower LTVs unlock the sharpest rates.
• You can borrow against more than one property to raise a larger sum.

Rolled-up interest and fees usually come out of the available LTV, so the cash you receive is a little less than the headline loan.

What does a loan against property cost?

Short-term property loans are priced monthly, not annually.

Rates start from around 0.5% per month, depending on the property, the LTV and the exit. A rate of 1% a month works out at roughly 12.7% a year once compounding is counted, which is why this is a short-term tool. The quicker you repay, the less it costs.

On top of interest, expect:

• Arrangement fee: Typically around 1-2% of the loan, usually added to it.
• Valuation fee: For the valuation of the property.
• Legal fees: Usually both sides' costs.
• No broker fees: When you deal with us directly as the lender.

The best deal is not just the lowest monthly rate. It is the lowest total cost across the rate, the fees and the time you actually hold the loan.

The exit strategy: the part that matters most

Every application comes back to one question: how will this loan be repaid?

That is your exit, and no reputable lender will proceed without a credible one. The most common exits are:

• Sale: Of the property you are borrowing against, or another property.
• Refinance: Moving onto a mortgage or longer-term loan once the property or your circumstances qualify.
• Business income: A contract payment, investment or other funds you can evidence.

If your exit is a sale, is the price realistic? If it is a refinance, will you qualify when the time comes? A clear exit is what gets you a fast yes and keeps the loan affordable.

Open or closed, first or second charge

• Closed loan: You have a fixed repayment date, such as an exchanged sale. Lower risk, so usually cheaper.
• Open loan: You have a clear exit but no fixed date, such as a property on the market without a buyer yet. More flexible, usually a little more expensive.
• First charge: The property has no mortgage, or the loan repays the existing one. The lender is first in line.
• Second charge: The loan sits behind an existing mortgage. It costs a little more and usually needs your mortgage lender's consent.

Who can apply?

Eligibility is broader than most people expect. You will usually need to:

• Be at least 18.
• Be a UK resident, or a UK company, partnership or trust.
• Own suitable property to secure the loan against, other than the home you live in.
• Have a clear, credible exit.

Employed, self-employed, company directors, retired borrowers and limited companies can all apply. Your income and credit history matter less than for a mortgage, because the property and the exit carry the application.

Why choose Goldhill Finance?

• Direct lender: We lend our own funds, so there is no middleman between you and the money.
• Fast decisions: A clear answer typically within 2 hours.
• Quick completion: Funds in as little as 48 hours for straightforward cases.
• Low hassle: Minimal paperwork and no proof of income required in many cases.
• No broker fees and no upfront costs to enquire.
• Open 9am to 9pm, 7 days a week, so urgent cases are not stuck waiting for Monday.

Is a loan against property right for you?

It tends to suit you if:

• Your need is short-term and time-sensitive.
• Your exit is clear and credible.
• Speed, certainty or convenience is what you need most.

It is likely the wrong choice if:

• You need long-term borrowing, where a mortgage or term loan will cost far less.
• Your exit is vague or outside your control.
• You could not comfortably repay if your sale or refinance slipped.

We will not tell you this is always the answer. When it is not, we will say so.

Frequently asked questions