Frequently Asked
Questions

A bridging loan is short-term, property-secured finance that "bridges the gap" between an immediate funding need and a longer-term solution, repaid through a property sale or refinance. Terms are most commonly 12 to 24 months; some lenders go to 36 months. It works in five steps: you share your project and exit strategy; we structure the deal and present it to the right lender from the 158 lenders active in the market; the lender issues formal terms; solicitors are instructed and the property valued; funds are released, typically within 5–7 working days of enquiry.

Interest is usually "rolled up" (added to the loan and repaid as a lump sum at exit), meaning no monthly payments during the term. The full loan, rolled interest, and fees are cleared in one go when you sell or refinance.

A bridging loan is short-term, property-secured finance designed to "bridge the gap" between an immediate funding need and a longer-term solution, repaid through the sale of a property or refinancing onto a mortgage. Terms are most commonly 12 to 24 months; some lenders go to 36 months.

They work in five steps: (1) you tell us about your project and exit strategy; (2) we structure the deal and present it to the right lender from the 158 lenders active in the market; (3) the lender issues formal terms; (4) solicitors are instructed and the property is valued; (5) funds are drawn down, typically 5–7 working days from initial enquiry.

Interest is usually "rolled up" (added to the loan and repaid as a lump sum at exit), meaning no monthly payments during the term. This is what makes bridging useful for property projects where cash flow needs to be preserved. The full loan, interest, and fees are cleared in one go when you sell or refinance.

The process works in five stages:

1. Enquiry & assessment: you tell us about your project and we assess the deal, the property, and the exit strategy.
2. Deal structuring: we present your deal to the most appropriate of the 158 lenders active in the market.
3. Terms issued: the lender gives indicative terms, a guide rather than an offer. Credit-backed terms are an offer from the lender, subject to its conditions.
4. Legal & valuation: solicitors are instructed and the property is valued. We manage the process with you.
5. Funds released: once legal and valuation are complete, funds are drawn down, typically within 5–7 working days of initial enquiry.

Interest can either be "rolled up" (added to the loan and repaid at the end) or "serviced" (paid monthly). Interest is often rolled up, so there are often no monthly payments, though some lenders let you pay monthly.

Bridge financing (also called bridging finance or a bridging loan) is short-term, property-secured lending that bridges the gap between an immediate funding need and a longer-term solution, typically a property sale or a refinance onto a commercial mortgage. It is designed to move fast: completion typically in 5–7 working days, compared to weeks or months for a conventional mortgage.

How it works in practice: you bring a property and an exit plan; we structure the deal and match it to the right lender from the 158 lenders active in the market; the lender issues terms; solicitors and a valuer are instructed; and funds are released, often inside two weeks of first contact. Interest is typically rolled up and repaid as a lump sum at the end, so there are no monthly payments during the loan term.

Bridge financing is used by property investors, developers, and businesses to buy at auction, fund refurbishment, keep an investment purchase alive when a sale falls through, or bridge a gap while longer-term finance is arranged. It is most appropriate when speed or flexibility is the decisive factor, and when you have a clear, dated exit route from day one.

Bridging finance is short-term, property-secured lending that bridges the gap between an immediate funding need and a longer-term solution, typically a property sale or refinance onto a commercial mortgage. Designed for speed, it typically completes in 5–7 working days where a conventional mortgage takes months.

How it works: you bring a property and a clear exit plan. We structure the deal and present it to the right lender from the 158 lenders active in the market. The lender issues formal terms, solicitors are instructed, the property is valued, and funds are released, often inside two weeks of first enquiry. Interest is often rolled up, so there are often no monthly payments, though some lenders let you pay monthly. Rolled-up interest is repaid as a lump sum at exit.

Bridging finance is used by property investors, developers, and businesses to buy at auction, fund refurbishment, keep an investment purchase alive when a sale falls through, or bridge a short-term capital gap while longer-term finance is arranged. It is most appropriate when speed or flexibility is the decisive factor, and when you have a clear, dated exit route from day one. See our full guide for a detailed walkthrough.

A bridge loan (known in the UK as a bridging loan) is short-term, property-secured finance that "bridges the gap" between an immediate funding need and a longer-term solution, typically a property sale or a refinance onto a mortgage. Terms are most commonly 12 to 24 months; some lenders go to 36 months. Loans are secured against property (commercial, residential investment, or land); and the full amount plus rolled-up interest is repaid as a lump sum at exit, meaning no monthly payments during the term.

How it works in five steps: (1) you share the deal and your exit plan; (2) a specialist broker structures and presents it to the right lender from 158 lenders; (3) the lender issues formal terms, often the same day; (4) solicitors are instructed and the property is valued; (5) funds are released, typically within 5–7 working days of first enquiry. The full walk-through is in how bridging finance works. The speed and flexibility is the product's core appeal: bridge loans complete in days where a conventional mortgage takes months. See our full guide for a detailed walkthrough.

Bridging finance is for situations where speed or flexibility is worth more than the lowest possible rate. Typical uses are buying at auction against a completion deadline (typically 20 business days), buying property a high-street lender won't touch (derelict, non-standard construction, no kitchen or bathroom), funding a refurbishment or conversion, breaking a property chain, releasing equity from an existing asset for a time-limited opportunity, and funding the gap while planning permission or longer-term finance comes through.

In each case the loan is short (terms are most commonly 12 to 24 months; some lenders go to 36 months), secured on property, and repaid by a sale or a refinance. Interest is normally rolled up, so there are no monthly payments to manage in the meantime. See also our full guide.

The most common reasons someone uses bridging finance fall into five categories:

• Speed: when a deal needs to complete in days or weeks rather than the 2–3 months a mortgage takes. Auction purchases, time-sensitive investment acquisitions, and investor chain breaks (an investment sale falling through) all fall here.
• Property condition: high-street lenders won't fund uninhabitable, derelict, or significantly below-standard properties. Bridging lenders price for the risk and lend on the asset as-is.
• Complex ownership: limited companies, SPVs, foreign nationals, and borrowers with adverse credit struggle with banks. Bridging is asset-focused, not income-focused.
• Investor chain breaks: if an investment purchase is threatened by the stalled sale of another investment property, bridging provides the capital to proceed while that sale completes.
• Capital release: property owners with equity tied up can bridge against it quickly to fund another deal, a business need, or a time-limited opportunity, redeemed on sale or refinance.

In every case the underlying logic is the same: bridging is expensive, fast capital for situations where the speed or flexibility creates a clear economic payoff. Use our total cost calculator to see whether the cost of a bridge makes sense for your deal.

Advantages:

• Speed: completion typically in 5–7 working days, compared to months for a traditional mortgage.
• Flexibility: bridging can fund scenarios that banks simply won't consider, including uninhabitable properties, land without planning, and complex ownership structures.
• Early repayment: where there is an early repayment charge, it is usually three months' interest; very occasionally six; some loans have none.
• Property types: commercial, residential investment, land, mixed-use, HMOs, and properties in poor condition are all eligible.
• Asset-based: lenders focus on the property and exit strategy rather than your income or credit score.
• Immediate capital: unlock equity or complete purchases when timing is critical.

Disadvantages:

• Higher cost: interest rates are higher than long-term mortgages: from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value). Published rates for standard residential bridging run from 0.50% to 1.00% a month across 42 lenders, as at 25 October 2026, and complex or higher-risk cases cost more. This is the price of speed and flexibility.
• Secured against property: if you can't repay, the lender can take possession of the secured property.
• Short term: bridging is designed as temporary finance (terms are most commonly 12 to 24 months; some lenders go to 36 months). Extending beyond the agreed term incurs additional costs.
• Fees: arrangement fees, legal costs, and valuation fees add to the total cost of borrowing.
• Exit risk: if your exit strategy fails (sale falls through, refinance declined), you may face default interest or extension charges. We set out the options in what happens if you can’t repay a bridging loan.

The bottom line: Bridging finance costs more than a mortgage, but it does things a mortgage can't. For time-sensitive deals, complex properties, or situations where speed creates value, the cost can be well worth paying. Use our total cost calculator to see exactly what a bridge would cost for your deal.

Rolled up interest means the interest on your bridging loan is added to the loan balance during the term and repaid as a single lump sum when the loan is redeemed, typically on sale of the property or refinancing. This means no monthly interest payments during the loan term, preserving your cash flow for the project itself.

For example, on a £500,000 loan at 0.76% a month over 9 months, the interest would be £34,200. Rather than paying £3,800 per month, the full £34,200 is rolled up and repaid alongside the principal at the end of the term. That rate is the average published rate across 42 lenders, as at 25 October 2026; rates start from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value).

Interest is often rolled up, so there are often no monthly payments, though some lenders let you pay monthly.

Not always. Interest is often rolled up, so there are often no monthly payments, though some lenders let you pay monthly. Where interest is rolled up, everything (the principal, interest, and fees) is repaid as one lump sum at the end of the term when you sell the property or refinance.

Some lenders do offer “serviced” interest where you pay interest monthly (similar to a mortgage). We'll show you both options and help you choose the structure that suits your situation.

Interest is often rolled up, so there are often no monthly payments, though some lenders let you pay monthly. Rolled-up interest accrues during the loan term and is repaid as a single lump sum alongside the principal when you sell the property or refinance, not month by month.

To put numbers on it: a £500,000 bridge at 0.76% a month over 9 months would accrue £34,200 in interest. Under a rolled-up structure, you pay nothing each month and repay £534,200 (plus fees) on exit. That rate is the average published rate across 42 lenders, as at 25 October 2026; rates start from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value).

Some lenders offer “serviced” interest where you do pay monthly. This suits borrowers with strong monthly cash flow. We’ll show you both options and help you choose the structure that fits your situation. Use our total cost calculator to model both.

Retained interest is deducted from the loan upfront; the lender holds back the interest for the full term from your day-one advance. For example, on a £500,000 loan at 0.76% a month over 9 months, the lender would retain £34,200 of interest and you'd receive £465,800 on day one. 0.76% is the average published rate across 42 lenders, as at 25 October 2026. If you repay early, the unused interest is typically refunded.

Rolled up interest is added to the loan balance over time and repaid at the end. You receive the full loan amount (less fees) on day one. Both methods mean no monthly payments; the difference is when the interest is calculated and how it affects your net advance.

Yes, bridging loans charge interest like any other loan. The difference from a mortgage is how and when that interest is paid. Bridging interest is quoted as a monthly rate rather than an annual rate: from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value). Published rates for standard residential bridging run from 0.50% to 1.00% a month across 42 lenders, as at 25 October 2026, and complex or higher-risk cases cost more. Interest is often rolled up, so there are often no monthly payments, though some lenders let you pay monthly. Rolled-up interest is added to the loan balance during the term and repaid as a lump sum at exit, alongside the original capital.

The practical effect: on a £500,000 loan at 0.76% a month over 9 months, interest of £34,200 accrues but you pay nothing monthly. The full £534,200 (plus fees) is cleared in one go when you sell or refinance. 0.76% is the average published rate across 42 lenders, as at 25 October 2026. Use our total cost calculator to see exactly what interest will cost on your specific loan amount and term.

Bridging finance costs depend on your loan size, term, LTV, property type, and exit strength. Budget for: interest from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value), with published rates for standard residential bridging running from 0.50% to 1.00% a month across 42 lenders, as at 25 October 2026, and complex or higher-risk cases cost more; an arrangement fee of 1–2% of the loan amount; a valuation fee (typically nil to about £100 for a desktop valuation and up to about £2,000 for a full one, plus VAT, on a loan of about £200k, depending on the property); legal fees on each side (about £1,500–£2,000 plus VAT for each side on a loan of about £200k; more on larger or complex loans); and our fee, generally 1% of the gross loan, paid on completion. Exit fees run from 0–1%, and many lenders charge none.

On a well-structured deal (sub-65% LTV, clean exit, investment property), the total cost of borrowing is roughly 7–10% over six months, including typical fees. Use our total cost calculator to build a precise figure before you commit.

A bridge loan typically costs roughly 7–10% over six months, including typical fees. That figure bundles together: monthly interest (from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value), usually up to 1.00% at typical LTVs), an arrangement fee (1–2%), legal fees on each side (about £1,500–£2,000 plus VAT for each side on a loan of about £200k; more on larger or complex loans), a valuation (nil to about £100 for a desktop valuation and up to about £2,000 for a full one, plus VAT, on a loan of about £200k), and our fee (generally 1% of the gross loan, paid on completion). Interest is rolled up (no monthly payments), so the full cost lands at exit.

What drives the number up or down: loan-to-value is the biggest lever (60% LTV gets meaningfully sharper pricing than 75% LTV), property type (residential investment is cheaper to lend against than commercial), and exit strength. Use our total cost calculator to build a precise figure for your deal, or see our full cost guide for a detailed breakdown.

The total cost of a bridging loan includes several components:

• Interest rate: from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value). Published rates for standard residential bridging run from 0.50% to 1.00% a month across 42 lenders, as at 25 October 2026, and complex or higher-risk cases cost more. The rate depends on LTV, property type, borrower profile, and exit strategy.
• Arrangement fee: usually 1-2% of the loan amount, charged by the lender to set up the facility.
• Exit fee: 0–1% on redemption, and many lenders charge none.
• Valuation fee: the cost of a professional property valuation, typically nil to about £100 for a desktop valuation and up to about £2,000 for a full one, plus VAT, on a loan of about £200k, depending on the property.
• Legal fees: both your solicitor's fees and the lender's legal costs, typically about £1,500–£2,000 plus VAT for each side on a loan of about £200k (more on larger or complex loans), depending on deal complexity.
• Broker fee: our fee is generally 1% of the gross loan, paid on completion and confirmed upfront before you commit.

Use our total cost calculator to see a full indicative breakdown for your specific deal. We put every fee in writing before you commit.

Our minimum loan is £200,000, so a £200,000 loan is within our range. The cost works the same way at any size: monthly interest (today's rates start from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value)), an arrangement fee of 1–2%, a valuation (nil to about £100 for a desktop valuation and up to about £2,000 for a full one, plus VAT, on a loan of about £200k), legal fees on each side (about £1,500–£2,000 plus VAT for each side on a loan of about £200k; more on larger or complex loans) and a broker fee. Interest and the percentage fees scale with the loan; valuation and legal fees barely shrink on a smaller one.

To see how the pieces add up, here is our standard worked example: £500,000 for 9 months at 0.76% a month, the average published rate across 42 lenders, as at 25 October 2026.

• Interest, rolled up (0.76% × 9 months): £34,200
• Arrangement fee (1%): £5,000
• Valuation: £2,500
• Legal fees (both sides): £4,000
• Our fee (1%): £5,000

Total cost: £50,700.

If your requirement is below £200,000, a lender or broker working at that size is the better route; tell us about the deal and we'll point you in the right direction. Use our total cost calculator to model your own figures.

A £200,000 loan is our minimum loan size, so it is within our range. For a sense of scale, our standard worked example (£500,000 for 9 months at 0.76% a month, the average published rate across 42 lenders, as at 25 October 2026) comes to £50,700 all in: £34,200 of rolled-up interest, a 1% arrangement fee of £5,000 (lender fees are typically 1–2%), £2,500 valuation, £4,000 legal fees and our 1% fee of £5,000. Today's rates start from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value).

If your deal is around the £200k mark, get in touch and we'll place you with the right lender. Use our total cost calculator to model the cost for your loan amount and term.

A £100,000 loan is well below our £200,000 minimum, so it isn't one we arrange. On a loan that size the fixed costs (a valuation of nil to about £100 for a desktop valuation and up to about £2,000 for a full one, and legal fees of about £1,500–£2,000 plus VAT for each side, both quoted for a loan of about £200k) take a bigger bite as a share of the loan, while interest (from 0.50% a month today for straightforward cases (first charge, under 50% loan-to-value)) and the 1–2% arrangement fee scale down with it.

For comparison, our standard worked example of £500,000 for 9 months at 0.76% a month, the average published rate across 42 lenders, as at 25 October 2026, totals £50,700, of which £34,200 is rolled-up interest.

If your requirement is at or near this level, get in touch and we'll point you to the right route. Use our total cost calculator to model the full cost for your own figures.

Bridging loan interest rates are quoted monthly, not annually. In the current UK market, rates start from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value). Published rates for standard residential bridging run from 0.50% to 1.00% a month across 42 lenders, as at 25 October 2026, and complex or higher-risk cases cost more. That is higher than a term mortgage, which is the cost of speed and flexibility.

What moves the rate: loan-to-value is the biggest lever (lower LTV = better rate); property type matters (residential investment is priced cheaper than commercial); exit strength influences lender confidence; and whether you're on first or second charge affects risk pricing. Use our live rate table to see current indicative rates by product type and LTV band.

Bridging loan interest rates are quoted monthly rather than annually. In the UK they start from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value). Published rates for standard residential bridging run from 0.50% to 1.00% a month across 42 lenders, as at 25 October 2026, and complex or higher-risk cases cost more. The rate on any individual deal depends on several factors: loan-to-value (lower LTV = better rate); property type (residential investment is cheaper to lend against than commercial); borrower profile; exit strength; and loan term.

Clean residential investment deals at low LTV price at the sharp end of that range, commercial sits a little higher, and adverse credit or a second charge adds a premium.

See our live rate tables for current indicative figures by product and LTV band, or use the total cost calculator to see what a specific rate means for your deal.

Current bridging loan interest rates in the UK start from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value). Published rates for standard residential bridging run from 0.50% to 1.00% a month across 42 lenders, as at 25 October 2026, and complex or higher-risk cases cost more. Clean residential investment and development exit deals at low LTV price at the sharp end, commercial bridging sits a little higher, and adverse-credit bridging carries a modest premium.

Rates move with lender appetite and base rate changes, which is why we update our rate tables weekly rather than quoting a fixed number. The most important factor for your specific rate is loan-to-value: the lower your LTV, the sharper the rate you'll achieve. Property type, exit strategy strength, and borrower profile also all play a role.

See our live rate tables for current indicative figures by product and LTV band, updated weekly, or use the total cost calculator to model what any given rate means for your specific deal.

Bridging finance rates are quoted monthly, not annually. In the UK today, rates start from 0.50% a month for straightforward cases (first charge, under 50% loan-to-value). Published rates for standard residential bridging run from 0.50% to 1.00% a month across 42 lenders, as at 25 October 2026, and complex or higher-risk cases cost more. That is higher than a mortgage, which is the cost of speed and flexibility.

The biggest lever on your rate is loan-to-value: the less you borrow relative to the property's value, the cheaper the rate. Property type also matters: residential investment prices more favourably than commercial; adverse credit or a second charge will add a premium. See our live rate tables for current indicative pricing by product type and LTV band.

Eligibility for a commercial bridging loan turns on the property and the plan, not your payslips. Lenders want four things: a property (or land) worth lending against, a clear exit strategy such as a sale or refinance, a loan that fits the lender's loan-to-value limit (typically up to 75%; a few lenders will go higher with additional security), and a borrower they can verify through standard identity and source-of-funds checks.

Income, credit history and employment status matter far less than they do for a mortgage. Borrowers can be individuals, limited companies, SPVs, partnerships or overseas buyers, and many lenders will consider CCJs or missed payments if the deal is strong. Individuals, landlords, companies and SPVs can all borrow. The one hard rule on our side: as a broker, we arrange lending for business or investment purposes only, never on a home you or your family live in, as that is regulated lending we do not arrange. Our minimum loan is £200k. Tell us about your deal and we will say honestly whether it fits.

Bridging loans don't have a fixed "deposit" requirement in the traditional mortgage sense; what matters is the loan-to-value (LTV) ratio. Bridging lenders typically fund up to 75% of the property's value (or purchase price, whichever is lower), meaning you need to contribute the remaining 25% from your own funds, equity in another property, or other sources. On a £1m purchase at 75% LTV, that's a £250,000 contribution.

Going beyond 75% means adding security: cross-charging additional properties you own can take the loan higher with a few lenders and reduce the cash contribution needed; the combined LTV across all security may still sit within lender appetite even where a single-property LTV wouldn't.

For auction purchases specifically, you also need the 10% deposit paid to the auctioneer at the fall of the hammer; the bridging loan then funds the remainder of the purchase price, subject to LTV. That 10% comes from your own funds and cannot typically be borrowed.

Yes. Terms are most commonly 12 to 24 months; some lenders go to 36 months. Heavy refurbishment, land with planning, and land without planning are the deals most likely to need the longer end.

The longer the term, the more interest accrues; with rolled-up interest, your total repayment increases with each additional month. Most borrowers plan to exit well inside the maximum term, using the full term as a buffer rather than the target. If you genuinely need 2 years, we'll find lenders with that appetite and make sure the exit plan at month 24 is fully tested before you draw down.

Adverse credit is a term lenders use to describe any negative mark on a borrower's credit history: missed payments, defaults, County Court Judgements (CCJs), Individual Voluntary Arrangements (IVAs), debt management plans, or bankruptcy. It signals that a borrower has struggled to meet financial obligations in the past.

In bridging finance, lenders categorise adverse credit by severity. Light adverse (a missed payment or two, a small satisfied default) causes minimal disruption; most lenders accommodate it with no rate premium. Moderate adverse (CCJs under £10,000, defaults within the last 24 months) typically adds a modest rate premium of 0.15–0.30% a month and may cap LTV at 65–70%. Severe adverse (active bankruptcy, large unsatisfied CCJs, recent repossessions) narrows the lender pool significantly but does not automatically mean no deal.

The key difference from a mortgage: bridging lenders are asset-focused. Adverse credit provides context, not a binary pass/fail. A borrower with a chequered credit history but a strong property, a sub-65% LTV, and a credible exit will access bridging finance that a high-street bank would never consider. See our adverse credit bridging page for full detail.

There is no minimum credit score threshold for a bridging loan, and this is one of the meaningful differences from high-street mortgages. Bridging lenders are asset-based lenders: they lend primarily against the property and the exit route, not your credit profile. A borrower with CCJs, defaults, a prior IVA, or even a discharged bankruptcy can and does access bridging finance through the right lender among the 158 lenders active in the market.

That said, adverse credit is not irrelevant. Severe or recent issues (undisclosed CCJs, active bankruptcy, a pattern of financial default without explanation) will narrow the lender pool and typically add a risk premium to the rate. The extent of that impact depends on the severity of the issue, how recently it occurred, and how strong the underlying deal is. A borrower with adverse credit but a clean property, a straightforward exit, and a sub-65% LTV will find more options than one with both adverse credit and a complex case.

If credit history is a concern, tell us upfront; we can then target lenders with genuine appetite for the profile rather than waste time on lenders who will decline on credit before they get to the deal. See our adverse credit bridging page for more.

For the right deal, not difficult at all. Bridging is significantly more accessible than a conventional mortgage because lenders assess the asset and the exit route, not your income or affordability in the mortgage-underwriting sense. Limited companies, foreign nationals, self-employed borrowers, retired investors, and borrowers with adverse credit can all qualify, groups who routinely struggle with high-street banks.

The things that actually make bridging difficult to obtain are: a weak or absent exit strategy (the most common reason for decline), LTV that exceeds lender appetite (lenders typically cap at 75%), or a property with title issues that a solicitor can’t clear quickly. These are deal characteristics, not borrower characteristics, and all three can usually be addressed with the right structuring and lender match.

Practically: an initial decision typically takes hours, not days. Full completion (from first enquiry through to funds in account) typically takes 5–7 working days, and faster where the preparation is done upfront. The barrier to bridging is having a clear deal and a credible exit plan, not jumping through the same hoops as a mainstream mortgage application.

Yes, having bad credit does not disqualify you from bridging finance. Specialist bridging lenders are asset-focused: they assess the property value, LTV, and exit strategy first. Your credit history is one input, not a binary pass/fail gate. CCJs, defaults, missed payments, IVAs, and even discharged bankruptcy are all considered on a case-by-case basis across the 158 lenders active in the market.

The type and recency of the adverse credit matters: a satisfied CCJ from three years ago sits very differently to an active, undisclosed default today. Most specialist lenders are most concerned about recent adverse (within 12–24 months) and undisclosed issues, both of which we need to know upfront so we can present your application correctly to lenders with genuine appetite for your profile.

For a full breakdown of what different types of adverse credit mean in practice (CCJs, defaults, IVAs, bankruptcy), see our adverse credit bridging page. If credit history is a concern, tell us upfront and we'll tell you exactly where you stand.

Yes, bridging lenders can and do decline applications. The most common reasons are:

• Weak or missing exit strategy: the single most common reason for refusal. A lender who can't see a credible path to repayment won't lend, regardless of property value.
• Insufficient equity / LTV too high: bridging lenders typically cap at 75% LTV. A property with little equity or a purchase at a price close to full market value may not meet the threshold.
• Problematic title: legal issues such as restrictive covenants, missing planning consents, short leases, or unregistered land can block funding where a lender's solicitor can't clear the risk quickly.
• Severe adverse credit: while bridging is more permissive than a mortgage, active bankruptcies, undisclosed CCJs, or a history of property repossessions can cause refusal at some lenders.
• Property type / condition: a property so uninhabitable that there's no realistic path to value realisation, or a commercial property with no tenant and no lettable use, can be declined.

Being declined by one lender doesn't mean the deal is unfundable. Different lenders have different appetites; the right structuring and the right presentation to the right lender makes a significant difference. If you've been turned down, get in touch: we often find a route where others couldn't.

Age is not a barrier for business or investment borrowing.

A true 100% bridging loan against a single property isn't generally available; lenders typically cap at 75% LTV. A few lenders will go higher with additional security:

• Cross-charging additional security. If you own another property with equity, the lender takes a charge over both assets. The combined LTV across both properties can sit comfortably within appetite, which lets a few lenders go higher than they would against the new asset alone.

The honest answer: a 100% bridging loan is not a standard product, but a few lenders will go higher with additional security. The route to it depends on your existing asset base and deal specifics. Tell us about your deal and we'll show you the realistic options.

Commercial bridging finance is a well-established product with real risks that are manageable with proper planning. The key risks are: exit strategy failure (the most common problem; if you can't repay on time, default interest accrues and enforcement becomes possible), cost accumulation on delays, and opaque fee structures from poor-quality brokers.

The product is not consequence-free; it is secured against property, and lenders can and will enforce if the loan defaults without resolution. It is appropriate for borrowers who have a genuine short-term need, a stress-tested exit, and understand what they are committing to. "Safe" in this context means used correctly by someone who has read their facility agreement, verified their exit route, and chosen a transparent broker. See our full guide: Bridging Finance Risks Explained.

If the loan is not repaid at term end, the lender can charge default interest (typically higher than the contractual rate; the exact figure is in your facility agreement), and can enforce against the security through the appointment of an LPA receiver who takes control of the property. Most lenders prefer to work with borrowers on a short extension or managed exit rather than enforce immediately, but this is at the lender's discretion and comes at cost.

This is why we stress-test exit strategies for every deal before drawdown. A bridge that cannot exit on the planned route is not a deal we should be arranging, and we will tell you so upfront rather than proceed and hope for the best.

Key indicators of a trustworthy commercial bridging broker: they provide a full itemised Total Cost of Borrowing upfront (rate, all fees, estimated legal and valuation costs) before you commit to any lender; they ask detailed questions about your exit strategy and stress-test it rather than just accepting it; they are transparent about their broker fee and when it is payable; they are a registered UK company with a verifiable trading history; and they will tell you honestly when bridging is not the right product for your situation.

Red flags: headline rates quoted before your deal is assessed, pressure to proceed quickly, fees disclosed incrementally rather than upfront, no serious discussion of your exit, and any suggestion of arranging an unregulated loan on a property you live in.