Bridging Finance in London
CoreFi is a commercial finance broker arranging bridging finance for London property, typically limited companies and SPVs needing short-term, property-secured funding for auction purchases, chain breaks, refurbishment or a fast completion. We match your case to lenders whose criteria fit. Rates, loan-to-value and timelines are indicative and depend on the property, the exit and lender appetite.
Bridging finance is short-term borrowing secured against property, used when speed or a timing gap matters more than a long-term rate. It is repaid from a defined exit: a sale, a refinance onto a term mortgage, or completed works that lift the value. Across London the reasons vary by area. Auction lots move fast at the big London rooms and completion is often 28 days, so a buyer of a repossession or probate flat in Croydon, Barking or Enfield rarely has time to arrange a mortgage. A chain break on a West End or Zone 2 purchase can strand an otherwise sound deal. And a developer taking a tired unit in Shoreditch or a period conversion in the outer boroughs may need funds to complete now and refurbish before refinancing.
CoreFi is a commercial finance broker that arranges bridging for property borrowers across Greater London, principally limited companies and SPVs. We take time to understand the property, the timescale and the exit, then approach the lenders whose criteria and appetite genuinely fit rather than sending the same enquiry everywhere. London is a high-value, fast-moving property market where lender appetite shifts by postcode, asset type and loan size, so matching matters. We do not lend and we do not decide the outcome. Any rate, loan-to-value figure or timeline mentioned here is indicative and for illustration only; the lender decides, and terms depend on your case.
- 1
Tell us about the property and the exit
Share the London property, what you are trying to do, your timescale and how the bridge will be repaid. It costs nothing to start and there is no obligation.
- 2
We match you with suitable bridging lenders
We assess the case against our whole-of-market panel and identify the lenders whose criteria, appetite and speed fit the property, the loan size and the exit. We package the deal so it is presented properly the first time.
- 3
You review terms and decide
Where lenders come back with interest, we bring you the indicative terms in plain English, including the monthly rate and the fees, and explain the trade-offs. Figures are illustrative until a lender issues a formal offer. You decide whether to proceed, and we manage the deal toward completion.
What London borrowers use bridging for
The most common London cases we see are auction purchases, chain breaks and refurbishment. Auction activity is heavy in the outer boroughs and the London rooms, where lots in Croydon, Barking, Enfield, Ealing and along the Thames Gateway sell to tight deadlines that a standard mortgage cannot meet. Chain breaks tend to come up on higher-value West End, Islington and Zone 2 purchases, where a buyer needs to complete before their own sale settles. Refurbishment bridging suits investors and small developers taking on tired stock, from ex-office units on the City fringe to period conversions in the boroughs, who plan to add value then refinance or sell. We also see bridging used for quick completions on commercial and mixed-use property, and for capital raised against an existing London asset ahead of a longer-term facility. Understanding which of these you are doing shapes the case we present.
How London lenders assess a bridge
A bridging lender looks first at the property and its value, then hard at the exit, because a bridge with no clear way out is a bridge to nowhere. For a sale exit they want a realistic view of the London market for that asset type and postcode; for a refinance exit they want comfort that a term lender will take it on. Loan-to-value on the security drives how much is available, and London's high values can mean large tickets that suit some lenders and not others. Rates on bridging are higher than term finance because it is short-term and fast, and they run monthly rather than annually. Lenders also weigh the borrowing entity, the deposit or equity going in, and how quickly funds are genuinely needed. Coming to us with the property details, an idea of the exit and a target date lets us steer the case toward lenders whose appetite fits from the start.
Speed, and what actually drives it in London
Bridging is chosen for speed, but the timeline depends on the legal and valuation work as much as the lender. On a clean London case with a straightforward asset and a clear exit, some lenders move quickly; on a complex title, a mixed-use property or an unusual exit, it takes longer. Auction deadlines are real and unforgiving, so if you are bidding at a London room it is worth having the finance conversation before the sale, not after. We help by presenting the case properly the first time and pointing you to lenders whose process and appetite suit the deadline you are working to. What we cannot do is promise a completion date or a particular rate: the valuation, the legal work and the lender's own checks all sit outside a broker's control, and the decision is the lender's.
Frequently asked questions
Can you help with a London property auction purchase?
Yes. Auction completions are often around 28 days, which a standard mortgage rarely meets, so bridging is common for lots at the London rooms and across the outer boroughs. It is best to have the finance conversation before you bid so you know what is realistic. The lender still decides on the specific property and exit.
How fast can a London bridge complete?
It depends on the property, the title, the valuation and the legal work, not just the lender. A clean case with a clear exit can move quickly; a complex or mixed-use property takes longer. We cannot promise a completion date, because the valuation, legal work and lender checks sit outside a broker's control.
Do you lend the money yourselves?
No. We are a commercial finance broker, not a lender. Whether a bridge is offered, and on what rate and loan-to-value, depends on your property, your exit and each lender's appetite at the time. We present your case well, but the decision sits with the lender.
What do I need for a bridging exit?
A defined way to repay: a sale, a refinance onto a longer-term facility, or completed works that let you refinance or sell. Lenders assess whether the exit is realistic for that London asset and postcode. The clearer and more evidenced the exit, the stronger the case, though the lender makes the final judgement.
Which borrowers can you help?
We work principally with limited companies and SPVs borrowing against property for business or investment purposes across London. The lender confirms the eligible borrower structure for their particular product as part of their assessment.
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Tell us what your business needs and we will match you with lenders whose criteria fit. No obligation, no cost to start the conversation, and a straight answer about what is realistic for your situation.
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