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BRIDGING FINANCE

WHAT IT IS | HOW IT WORKS | RATES | THINGS TO NOTE

What is Bridging Finance?

Bridging Finance is a popular method to raise short-term finance. A bridging loan can be for an individual (personal name) or a company. It is secured against a residential, semi-commercial or commercial asset to raise funds.

Bridging Loans - Key Questions:

 

Is a bridging loan secured finance?

Yes a bridging loan is secured against a residential, investment property or land as a first / second charge.

Whats the general term of a bridging loan?

Bridging loans can be from 1 day to 18 months, typically bridging loans are used for 6-12 months.

Lowest Amount you can borrow?

This varies but generally we deal with anything from £150k upwards. For a lower loan amount, fees and interest rates can be higher.

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What can I use the money for?

Bridging is used as a short term funding option in property acquisition, refurbishment or business but you can raise funds with a bridge to be used for any legal purpose which you pay back when the asset is sold or re-financed to a longer term facility.

What is an Open/Closed Bridging finance?

Open bridging is where there is no clear exit route and closed bridging is where there is a defined and guaranteed exit route for the bridging loan. Our advisors provide clear advice and have experience with many different scenarios. We can help you plan and structure your bridging funding correctly and provide support throughout the process.

How fast can I get a bridging loan?

We have seen bridging loans be offered in 24 hours and drawn down in a matter if days. The complexity of your financing will determine the length of time it will take but we can quite easily advise you of this in our initial conversation.

Are terms negotiable?

Yes! Bridging is not like standard mortgage lending whereby you have a rate set by the mortgage lender. Lenders do have their baseline offering (indicative terms but once the deal has been evaluated if it's a good proposition lenders are a lot more flexible in this arena.) The terms you get will be dependant on factors such as loan to value, risk, type of property and exit route.

What can a bridging loan be use for?

Bridging is used for obtain funding for auction finance, using existing property to release equity to invest into business or increasing your property portfolio, purchasing new investment property, payment of HMRC bills, property refurbishment & development finance, amongst others. Please contact us to discuss your enquiry.

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How does Bridging Finance work?

Bridging loans work as a means of financing or as they are called 'bridging' money from a lender.

For example you may want to purchase a property which has vast potential, but requires works to be done to increase its value. You need the procurement of funds to be quick and flexible to allow you to purchase the property fast, do the works to add the value and the property to be either sold or refinanced at the higher value.

Bridging loans are secured (as is a mortgage) on an asset or multiple assets depending on the structure of the deal being presented. 

In many cases you do not pay interest and service the loan. The interest will either be "rolled up" and payable upon completion of your project by refinancing to a longer term loan or "retained" from advance. This will depend on the scenario and lender terms.

Things To Note

If you are considering Bridging to obtain funding, then we suggest you thing about the below points:

High Risk

Bridging is a high risk lending strategy. We help you understand the risks and advise on exit solutions to ensure the risks are calculated.

Exit Route

You must know your exit route and our lenders will want to know what this is at the outset of the enquiry.

Fees

Make sure you are comfortable with the fees involved with Bridging loans. 

Cashflow

Do your research and due diligence - comparable properties, factoring your interest roll-up, considering market changes and trends, understanding how it works and why it benefits you.

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Regulated and unregulated bridging loans

At London FS we are whole of market bridging brokers we have access to lenders for both regulated and unregulated bridging.

Regulated Bridging Finance:

As the name suggests these types of loans are regulated by the Financial Conduct Authority (FCA) and the assessment is subject to affordability rules. The lender for your bridging loan will calculate your loan repayments based on your individual affordability. There are a limited number of providers lending in this arena. Regulated bridges are used by people who may be living in the property during the term of the bridge.

Un-regulated Bridging Finance:

Majority of lenders offer un-regulated bridging finance. You may be expected to provide income verification and show the loan is affordable, however unlike regulated bridging the criteria is more flexible and focused on the asset, structure, risk and exit strategy. Also unregulated bridging loans are for properties you will not be residing in - so investments, flips, light/heavy refurbishments for example.

London Bridging Finance?

London is arguably one of the most competitive property markets. We have been raising property finance in the London residential and investment markets since 2005. We understand the landscape of our property market and work with auctioneers, business owners, real estate agents, developers and property investors as a go to partner for all London bridging finance.

Although there are no geographical restrictions when it comes to obtaining funding through bridging, lenders always find London investments a secure risk if being purchased at the right price. We can provide strong comparables and solid exit strategies for projects in London and the Home Counties.

Our experienced brokers will add value to your project and speaking to us early on in the journey always helps as we provide you with insight into baseline figures, advice and help you secure your London bridging finance.

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Large Bridging Loans - £1m plus

The higher the loan size the more structured and solid your proposition needs to be. It is our job as your broker, to work with your to look at comparables, exit routes, loan to value and equity, seeing the finer details of the property and project, giving you an independent opinion of the deal. We then manage the loan process to provide you with flexible and competitive terms.

We are happy to work with your accountants, estate agents, surveyors and solicitors to ensure all aspects are covered.

Auction purchase

The modern method of auction purchase is becoming increasingly popular. Buying at auction means you may find a good deal but will need to exchange at 10% on the day with a completion within 28 days. (normally).

Bridging finance works very well with auction purchases as you will need access to capital quickly. We always suggest speaking to us very early and well before the auction date so we can get things planned, ready and in place. This means when you go to the auction, you are ready to bid with the confidence your finance is in place.

Your broker is here to help with the whole process. Of course they will raise the financing required but they are also there to bounce your ideas off, provide invaluable advice and help with strategy.

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Who provides Bridging Finance?

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In today's market there is vast array of lenders offering short term bridging finance. Your traditional lenders, such as high street banks are not known for this type of lending.

The market has a mix from smaller building societies, specialist lenders, privately backed lenders and private cash rich investors offering you a financing solution.

They can help with residential property, commercial properties, auction property, property development, mixed use properties, refinancing a bridge, heavy and light refurbishment loans and people looking for additional capital quickly.

The conventional factors such as affordability, being employed/ self employed / trading under a LTD company, do not have huge bearings. They do look at credit scoring, income, stability, loan amount, equity, your finance requirements and how quick you need them to release funds.

You will find a bridging lender can work to a tight deadline, act quickly, be flexible when you require bridge finance.

Who can benefit from Bridging Finance?

Anyone with a deposit, a good plan/structure who have found a property / already have a property can apply for a bridge.

We deal with:

  • Property investors and developers looking for short term finance
  • Auction finance
  • Developers needing development finance
  • Commercial bridging finance
  • Regulated residential bridging finance
  • Business owners requiring short term finance for their business/ HMRC tax bill
  • Anyone looking short term property finance
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Book a call with a Specialist Broker:

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Speaking to one of our brokers couldn't be easier. We always advise speaking to us well in advance. This gives us both an advantage to plan and ensure your finance application is correctly processed. It also allows us to plan and help you organise your finances (if need be).

If you would like an informal chat, please use the contact form on our site, drop us an email: enquiries@london-fs.com or give us a call +44(0)208427 5057.

We can run you through what paperwork will be required, discuss any questions you may have about obtaining bridging finance or you may just want a professional, independent opinion on the property you are buying. In any instance we can help.

Important Information

Your home may be repossessed if you do not keep up repayments on a mortgage or any other debts secured upon it.

Dhavi Limited (T/A London FS), is directly authorised and regulated by the Financial Conduct Authority. Firm reference number 628993. Dhavi Limited is registered in England No. 7301914

Registered Office: 7 Bell Yard, London, WC2A 2JR. Tel: 020 8427 5057. Fax: 020 7160 5331

* The Financial Conduct Authority does not regulate some forms of buy to let, secured loans, commercial finance, bridging finance, overseas/foreign national or offshore mortgages and will writing. Your initial mortgage consultation is obligation free. We charge an administration fee for processing each mortgage contract and our fees only apply when you decide to proceed with an application.

For standard residential mortgage contracts the typical fee of up to 1% of the mortgage loan applies of which £500 is payable on application with the balance payable on offer.

For buy-to-let mortgages a typical fee of up to 1% of the mortgage loan applies of which £500 is payable on application with the balance payable on offer.

For offshore mortgages and commercial mortgages a typical fee of 1% of the mortgage loan applies of which £1000 is payable on application with the balance payable on offer.

For impaired credit lending the typical fee is 1% of the mortgage loan applies of which £500 is payable on application with the balance payable on offer.

The overall cost for comparison is 5.5% APR. The actual rate will depend on your circumstances. Ask for a personalised illustration. The advice and/or guidance contained within this website is subject to UK regulatory regime and therefore is restricted to consumers based in the UK.

GET IN TOUCH

Call us on +44(0) 208 427 5057

or provide us with your details, for one of our brokers to contact you.

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London FS is committed to protecting and respecting your privacy, and we’ll only use your personal information to administer your account and to provide the products and services you requested from us. From time to time, we would like to contact you about our products and services, as well as other content that may be of interest to you. If you consent to us contacting you for this purpose, please tick the box labelled Opt-In for Marketing to say how you would like us to contact you. You can unsubscribe from these communications at any time. For more information on how to unsubscribe, our privacy practices, and how we are committed to protecting and respecting your privacy, please review our Privacy Policy. By clicking submit below, you consent to allow London FS to store and process the personal information submitted above to provide you the content requested.

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