Property Finance That Moves at Deal Speed
Auction deadlines do not wait for high-street banks. As a commercial finance broker we place bridging loans, development finance, and commercial mortgages with lenders who make decisions in days, not weeks.
£1.1tn
UK commercial property market value
Up to 75%
Typical bridging LTV (first charge)
Property deals die on timing. A mainstream bank takes six to eight weeks; a bridging lender who already knows the asset can often complete in seven to ten working days, and that gap is usually the deal itself. We are a broker, not a lender, so we cannot promise you a rate or that a deal will fund; the lender decides both once it has seen the security and the exit. What we do is match the deal to the right lender on our panel quickly, tell you what the underwriter will actually want, and keep the file moving. Bridging is expensive by design. It is short-term money at short-term margins, so the exit has to be clear from day one, whether that means a refinance onto a commercial mortgage, a sale, or planning gain. Development finance is different again: it is released in tranches as the build hits certified milestones, with a surveyor sign-off before each drawdown. That staged release controls the lender's risk, but it also means the developer has to fund the working-capital gap between tranches. First-time developers do get funded. You will need a credible build team and a GDV that stacks up under a conservative valuation, not an optimistic one.
Common Challenges in Property & Real Estate
Auction completion window
Twenty-eight days from the fall of the hammer. A standard mortgage cannot get anywhere near that, so bridging is the only realistic route, and instructing a solicitor on day one matters more than the rate.
Chain collapse
When the sale above you falls through, a bridging loan lets you complete on the purchase and wait for a buyer rather than lose the property. The cost is real; so is the alternative of losing the deal entirely.
Stage payment gaps in development
Development finance releases funds against QS-certified milestones. The wait between completing one stage and the lender releasing the next can run to several weeks, and developers who do not budget for that gap run out of cash mid-build.
Refinancing a portfolio
Lenders have pushed up stress-test rates since 2022. A portfolio that was comfortably covered at a 5% pay rate may not pass a 7.5% stressed DSCR today, and getting it refinanced comes down to picking the right product and lender.
Finance Solutions for Property & Real Estate
We work with specialist lenders to find the right product for your business.
Bridging Loans
Short-term first or second charge finance for acquisitions, refurbishments, and chain breaks. Typically 1 to 24 months, interest rolled up or retained, repaid on exit.
Learn moreCommercial Mortgages
Long-term finance secured against commercial property: offices, retail units, industrial units, and mixed-use. Lenders assess the passing rent and DSCR as much as the asset value.
Learn moreDevelopment Finance
Stage-released funding for residential and commercial developments, drawn against certified build progress and typically capped around 65% of GDV on the completed scheme.
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Frequently Asked Questions
How quickly can a bridging loan complete?
The fastest lenders on our panel can complete a straightforward case in three to five working days if the title is clean and the valuation is desktop-based. A standard case with a full survey usually takes seven to fourteen days. Complex titles, leasehold issues, or planning complications add time. We will tell you upfront which category your deal falls into rather than quote you the best case and hope.
Can I get development finance as a first-time developer?
Some lenders will consider it. You will need a credible professional team around you, a builder with a track record, and a scheme where the numbers still work at a conservative GDV. Expect a lower maximum loan and possibly a higher rate than an experienced developer would get. The first-timers who get funded tend to come from construction or surveying, not pure investment backgrounds.
What is the difference between day-one LTV and GDV on development finance?
Day-one LTV is the loan as a percentage of the land or site value at the start. GDV is the gross development value, the projected worth of the completed scheme. Most lenders cap lending at around 65% of GDV and around 70 to 75% of total project costs. Both ratios apply at once, so whichever produces the lower loan amount is the binding constraint.
Does a commercial mortgage lender look at the property or the business?
Both, but the weighting depends on the lender and the deal. An owner-occupier mortgage on a trading business leans on the company accounts and its ability to service the debt. An investment mortgage on a tenanted commercial property leans on the passing rent, lease length, and tenant covenant. We will tell you which approach fits your situation before you apply.
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Whether you need working capital, equipment finance, or property funding, we can connect you with the right lender in days, not weeks.