Bridging finance and bridging loans
We arrange regulated and unregulated bridging loans for homeowners, landlords, investors and businesses across the UK. As a bridging finance broker based in Birmingham, we compare bridging and specialist lenders across our panel of 110+, and we charge no broker fee.
Short-term finance, secured on property
When timing matters more than the rate
A bridging loan covers a gap of months, not years. You borrow against property now and repay the whole loan in one go when a sale completes or a longer-term mortgage is in place.
It costs more than a mortgage, so it is only worth it when speed or flexibility unlocks something a mortgage cannot. We will tell you honestly whether that applies, and if it does, find a lender whose criteria, pricing and timescale fit.
Bridging finance can help if
- Your chain has broken, or you want to buy before you sell
- You are downsizing and want to move before your home sells
- You have bought, or plan to bid, at auction and need to complete quickly
- The property is unmortgageable until it has been refurbished
- You are planning a light or heavy refurbishment to sell or let
- You are a landlord or investor buying before long-term finance is ready
- You need a development exit loan while finished units sell or let
- You are buying or raising money against business or commercial property
- You are dealing with a probate or inherited property that needs releasing or buying out
0.81%
average monthly interest rate
55%
average loan to value
46 days
average time to complete
48%
of loans were FCA regulated
Market averages from Bridging Trends, Q2 2026 (published 27 August 2026), where the average term was also 12 months. They are not offers or quotes: the rate, loan size and timescale for your case depend on the lender, the property and your exit.
Regulated and unregulated bridging loans
Whether a bridge is regulated depends mainly on who will live in the property, not on the lender. We arrange both.
| Regulated bridging loan | Unregulated bridging loan | |
|---|---|---|
| Usually applies to | A home you or close family live in, or will live in | Investment, buy-to-let, commercial and business property |
| Typical cases | Chain breaks, downsizing, buying a home before selling | Auction purchases, refurbishment to sell or let, development exit, business borrowing |
| What the lender assesses | FCA rules on advice and affordability, plus the property and exit | Mainly the property, the loan size and the exit |
| Consumer protection | FCA mortgage rules, usually with access to the Financial Ombudsman Service | Fewer protections; Ombudsman access depends on the lender and the loan |
Under the FCA’s rules, a bridging loan is generally regulated where at least 40% of the property is used, or will be used, as a dwelling by the borrower or a close family member. Unregulated bridging loans are not regulated by the Financial Conduct Authority. Whether a loan is regulated depends on your circumstances and the purpose of the loan, and we will tell you which applies before you proceed.
What bridging lenders look for
The four things that shape a bridging decision
- A clear exit
- How the loan will be repaid, typically a sale or a refinance onto a mortgage, and how realistic the timescale is. Our guide to exit strategies for regulated bridging loans covers what lenders expect.
- Valuation
- A lender-instructed valuation of the property, sometimes with a value after works.
- Security
- The property or properties offered, whether the loan is a first or second charge, and whether an existing lender needs to consent.
- Loan against value
- How much you want to borrow compared with the property value. Maximums vary by lender, property type and purpose.
What bridging finance costs
Bridging is priced differently from a mortgage. The usual cost headings are:
- Interest, quoted as a monthly rate. It can be paid monthly, or retained or rolled up and repaid at the end.
- Arrangement fee, often added to the loan.
- Exit fee, which some lenders charge and many do not.
- Valuation fee for the lender’s valuer.
- Legal fees for your solicitor and, usually, the lender’s solicitor too.
We compare total cost over a realistic term, not only the headline rate, and show what happens if the exit takes longer than planned. For figures, see the worked cost example in our guide, what is bridging finance and how bridging loans work.
How a bridging loan works with us
Enquiry and exit check
We talk through the property, the amount, your deadline and, first of all, how the loan will be repaid. No fee, and nothing is submitted.
Terms in principle
We approach suitable lenders and bring back indicative terms: loan size, monthly rate, fees, term and how interest is paid.
Valuation and legal work
The lender values the property and underwrites the case while solicitors on both sides deal with title, searches and the charge.
Completion, then exit
Funds are released to your solicitor. When your sale or refinance completes, the loan and any rolled-up interest and fees are repaid.
On speed: the market average in Q2 2026 was 46 days from application to funds. Simple cases can be quicker and complex title or security slower. We cannot promise a completion date, but telling us your deadline at the start helps.
Why use a bridging loan broker
Bridging lenders differ widely on what they will lend against, how they price risk and how quickly they move. The cheapest rate is not always the fastest route to completion. Many bridging lenders also deal mainly or only through intermediaries.
We know which lenders suit which cases, package the application so the underwriter has what they need, and keep the valuer and solicitors moving. Because we are paid by the lender, our advice is fee-free.
The risks to weigh up
A bridge is short term by design. If your sale falls through or a refinance is delayed, interest keeps building and extension fees or higher rates may apply, which can quickly erode the equity you were relying on. That is why we test the exit, and a fallback, before recommending a loan.
Your home or property may be repossessed if you do not keep up repayments on a bridging loan, mortgage or any other debt secured on it. Think carefully before securing other debts against your home.
Bridging loan questions
How quickly can a bridging loan complete?
Bridging Trends reported an average of 46 days from application to completion in Q2 2026. Legal work and valuation access usually set the pace, so starting early, ideally before an auction or exchange date, helps most.
Do I need a deposit for a bridging loan?
Not always in cash. Lenders look at how much you borrow against the value of the security, and some will take a charge over a second property you own in place of a cash deposit. You will still need to cover costs such as valuation and legal fees.
Can I get bridging finance with bad credit?
Often, yes. Many bridging lenders focus on the property and the exit more than your credit history, though they will still ask about it. Recent problems may narrow the options or raise the cost, and if the exit is a mortgage, your credit needs to be good enough for that mortgage lender too. We check both before you apply.
Is bridging finance regulated?
Some is. A bridge secured on a home that you or close family live in, or will live in, is usually regulated by the FCA. Bridging for investment, buy-to-let or business purposes is usually unregulated. In Q2 2026, 48% of bridging loans in the Bridging Trends figures were regulated.
What happens if my sale falls through?
Tell your adviser and lender straight away. Options can include re-marketing the property, reducing the price, extending the loan or refinancing onto a mortgage, but extensions are not guaranteed and usually cost more. Interest continues in the meantime. If the loan cannot be repaid, the lender can take steps to sell the property, which is why a realistic exit, and a fallback, matter from day one.
Need a bridge, and need to know quickly if it works?
Tell us the property, the amount and how you plan to repay. We will give you a straight answer on whether bridging makes sense and what it is likely to involve. The advice is fee-free.