Why this use case matters
Bridging is the fastest property-secured route in the UK, with some lenders quoting offers within 24 hours and completions in 7–14 days. That speed makes it the right tool for auction purchases (28-day completion is standard), chain breaks where a sale falls through, and refurbishments that need to start before a longer-term refinance is in place.
Speed and flexibility come at a cost. Bridging rates and arrangement fees are higher than a commercial mortgage, and underwriting focuses on the exit route. A clear, evidenced exit (sale at a known value, refinance with a lender already in principle) makes bridging cheaper and more readily available. A weak or unproven exit makes it more expensive or harder to fund.
Finance types that usually fit
Based on how UK lenders typically underwrite this use case, the following finance categories are the most common fit:
Bridging Finance
Short-term property-backed finance.
Commercial Mortgage
Long-term commercial property purchase/refinance funding.
Finance types that usually don't fit
These categories are mentioned for completeness but typically aren't appropriate for this use case:
- Merchant Cash Advance — Cash advance repaid as a share of card/POS/platform sales.
- Invoice Finance — Funding advanced against unpaid B2B invoices.
- Revenue-Based Finance — Growth capital repaid flexibly against future revenue.
Eligibility questions UK lenders typically ask
- Is the loan secured against UK property with at least 25–40% equity?
- Is there a clearly evidenced exit route (sale or refinance) within 3–18 months?
- Is the property valuable enough to justify legal and valuation costs?
- Are you comfortable with higher headline rates and fees than a mortgage?
- Can you move quickly on legals and provide documentation within days?
- Are directors prepared to give a personal guarantee where required?
Documents to prepare
- Property details, valuation or auction pack
- Evidence of deposit funds
- Exit plan documentation (sale memorandum, mortgage AIP)
- Director ID, proof of address, asset and liability statement
- Bank statements (3 months)
- Solicitor details for both buyer and seller side
UK lenders that often look at this use case
The lenders below publish criteria consistent with this use case. 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
Frequently asked questions
- How fast can bridging finance actually 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 loan-to-value will bridging lenders offer?
- Mainstream UK bridging lenders go up to 70–75% LTV 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 because the exit is known.
- 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 (we'll list it on the market) reduce the lender pool.
- 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 it. Some lenders are stricter on use of funds than others.