What lenders typically weigh
For this situation, UK SME lenders typically weigh a small set of signals more heavily than others. The strength of each lever affects which lenders will look at the case and what terms you might expect:
- Property and security
- Loan secured against UK property. Residential, commercial, mixed-use and land are all fundable but with different lender pools and LTVs.
- Loan-to-value
- Typically up to 70–75% on residential security, 60–65% on commercial. Higher LTVs via second charges or additional security at higher rates.
- Exit route
- Critical underwriting factor. Sale (with evidence of market value) or refinance (with a term lender's decision in principle) are the cleanest exits. Open or vague exits raise the cost.
- Borrower experience
- Property investors with track record get better terms. First-time borrowers can still qualify but with more cautious terms.
- Property type and condition
- Standard residential and commercial are well-served. Unusual properties, non-standard construction or heavy refurbishment cases route to specialist lenders.
Finance types that usually fit this situation
UK lenders that often look at this situation
The lenders below publish criteria consistent with this situation. Final approval is always subject to lender underwriting.
Together
Bridging / commercial mortgage
- Amount
- Property-backed; commercial can reach 100% with extra security
- Speed
- Can complete in 24h
- Security / PG
- Property-backed
- Data confidence
- High
United Trust Bank
Bridging
- Amount
- £100k–£5m key features; up to £15m broader
- Speed
- Fast-track available
- Security / PG
- Up to 75% LTV; 1st/2nd charge
- Data confidence
- High
Hampshire Trust Bank
Bridging
- Amount
- £100k–£10m; developer exit up to £25m
- Speed
- Not disclosed
- Security / PG
- Up to 75% LTV
- Data confidence
- High
West One
Bridging
- Amount
- Min £75k residential
- Speed
- Case study: 6 working days
- Security / PG
- 1st/2nd charge
- Data confidence
- High
Hope Capital
Bridging
- Amount
- £100k–£5m
- Speed
- Specialist / quick
- Security / PG
- Up to 75% LTV; adverse considered
- Data confidence
- High
If you can't qualify yet
If bridging applications aren't progressing, the most common gaps are weak exit evidence, property type outside lender appetite, or LTV too high. Strengthen the exit — get a term lender's DIP, list at a price below the bridging lender's expected valuation, or evidence cash funds for the redemption. For non-standard properties, look to specialist bridging lenders rather than mainstream providers. Reducing the LTV by 5–10 percentage points often makes a borderline case fundable. Specialist brokers add value for complex cases — bridging is one of the markets where broker access matters most.
Frequently asked questions
- How fast can bridging finance complete?
- The fastest UK bridges complete in 5–10 working days where valuation and legals are streamlined. Most cases take 2–3 weeks. Auction purchases (28-day completion) are well within bridging timelines if started promptly.
- What LTV can I get on bridging?
- Mainstream UK bridging lenders go up to 70–75% on residential and 60–65% on commercial. Higher LTVs are available with second charges or additional security, at higher rates.
- What is a closed vs open bridge?
- A closed bridge has a fixed exit date — for example, contracts already exchanged on the sale of another property. An open bridge does not have a fixed exit. Closed bridges typically price cheaper.
- Can bridging be used for non-property purposes?
- Bridging requires UK property as security, but proceeds can be used for many purposes — including business cashflow, tax bills or asset purchase — as long as the lender's loan-purpose policy permits.
- How is the exit assessed?
- Lenders want evidence — a sale memorandum at an asking price below the lender's own valuation, or a term lender's decision in principle dated within the bridge's term. Vague exit plans reduce the lender pool.