Bridging Loans
Across Scotland

We arrange short-term finance on property anywhere in Scotland, from the Borders to the Highlands, for loans from £200k to £100m+. Indicative terms within 4 hours on straightforward deals, often quicker, and completion typically takes 5 to 7 working days. The valuation is usually the slowest-moving cog, so we brief the valuer with a complete, well-evidenced pack.

The money works the same way it does in England: a loan against the property, interest usually rolled up, repaid when you sell or refinance. What changes north of the border is the legal route to it, and that is the part worth getting right first time.

Missives, not exchange of contracts

Your solicitor makes the offer by letter. The seller’s solicitor usually replies with a qualified acceptance, and the two sides trade letters, called missives, until the terms are agreed. Once missives are concluded you have a binding contract, and pulling out can leave you liable for damages. There is no separate exchange step. (mygov.scot: making an offer)

Closing dates

Where several buyers note interest, the seller may set a closing date for written offers. The seller doesn’t have to accept the highest offer, or any offer. A bid with its funding already agreed in principle is a cleaner bid, which is where short-term finance earns its keep. (mygov.scot: closing date and offers)

A standard security, not a charge

In Scotland a loan over land is secured by a standard security, under section 9 of the Conveyancing and Feudal Reform (Scotland) Act 1970, not a legal charge. Since 1 April 2016 a new standard security must be registered in the Land Register of Scotland, kept by Registers of Scotland, not the Register of Sasines. We bring in solicitors and valuers who know that lender’s process. (1970 Act, s.9; Registers of Scotland)

Advance notices cover the gap

Solicitors can enter an advance notice on the register, which protects the deed it names for 35 days. The solicitors handle it. (Land Registration etc. (Scotland) Act 2012, s.58)

LBTT and ADS, not stamp duty

Land and Buildings Transaction Tax (LBTT) replaced Stamp Duty Land Tax in Scotland from 1 April 2015. Revenue Scotland collects it. Non-residential LBTT: 0% up to £150,000, 1% from £150,001 to £250,000, 5% above £250,000. The Additional Dwelling Supplement is 8% of the purchase price for transactions on or after 5 December 2024. A company buying a dwelling in Scotland usually pays ADS, even if it owns no other homes. (Revenue Scotland: LBTT; non-residential rates; ADS)

Buying at a Scottish auction

Talk to us before auction day: with indicative terms within 4 hours on straightforward deals, often quicker, you can bid with a clear view of the likely terms.

Matching the deal to the lender

Before your deal goes to any lender, we check which lenders will consider Scottish security for that asset, location and loan size, and present it only to those.