Adverse Credit · CCJs · Defaults · Poor Credit Score
Bridging Loans for Bad Credit
A property deal should not stall because of your credit history. Whether you have CCJs, defaults, a low credit score, or a history of missed payments, adverse credit bridging is a well-established product. Specialist lenders focus on the property, the loan-to-value, and your exit strategy — not an automated credit score. We arrange adverse credit bridging for commercial and investment property across England, Wales and Scotland.
£200k–£100m+
Loan Size
12 to 24 months
Typical Term
some lenders go to 36 months
Case by case
Typical LTV
Key Features
What We Offer
CCJs and defaults considered
Both satisfied and active county court judgements are considered by specialist lenders. What matters is the deal — the property, the LTV, and the exit — not the credit file alone.
No minimum credit score
Many lenders active in the market assess applications manually, on their own merits, by an underwriter who reads the full picture.
Discharged bankruptcy accepted
Borrowers who have been discharged from bankruptcy have access to bridging finance through the right specialist lenders, provided the deal and exit are strong.
Missed payments and mortgage arrears
Historic arrears and missed payment records are taken seriously but are not automatically disqualifying. Recency, context, and current financial conduct all weigh heavily in the assessment.
Asset-led underwriting
The property, its value, and the exit plan carry more weight than your credit score. A clean, well-structured deal with a credible exit can succeed despite significant adverse history.
Expert positioning across 158 lenders
We know which lenders are flexible on specific types of adverse, how to frame the narrative, and what supporting information turns a marginal case into an approval.
Ideal For
Common Scenarios
Investor with CCJs wanting to buy at auction
The auction completion clock (typically 20 business days) is not negotiable. We match borrowers with CCJs to lenders who move quickly and underwrite manually, so the clock is not the problem.
Developer after a previous business failure
A company administration or liquidation in the past does not disqualify a strong current deal. Context and the quality of the opportunity are what we present to the lender.
Borrower with a low or thin credit score
A low score from limited credit history or past difficulty does not reflect deal quality. Specialist bridging lenders bypass automated scoring entirely and assess the asset and exit.
Refinancing with an adverse credit history
If your exit is a refinance, we work backwards from the target long-term lender's credit criteria to confirm the exit is achievable before drawing down the bridge.
The Product
What Is Adverse Credit Bridging?
An adverse credit bridging loan is a short-term property loan, arranged through specialist lenders who use manual underwriting rather than automated credit scoring. These lenders look at the property, the loan-to-value, and the exit strategy as the primary security for the loan, rather than relying on a credit score as the gating factor. Terms are most commonly 12 to 24 months; some lenders go to 36 months.
The product is structurally identical to a standard bridging loan. The difference is in who underwrites it and how they make their decision. Adverse credit bridging lenders employ underwriters who read the full case — the deal, the security, the exit, and the credit narrative — and approve or decline on that basis.
Interest is often rolled up, so there are often no monthly payments, though some lenders let you pay monthly. You repay everything — the original loan plus rolled interest — at the point of exit, whether that is a sale, refinance onto a term product, or another planned route.
We arrange adverse credit bridging exclusively for unregulated purposes: investment property, commercial assets, land, development, and business capital. We do not arrange lending on a property the borrower or their family live in, or intend to live in.
What We Can Work With
Which Credit Issues Are Acceptable?
Not all adverse credit is treated the same. Lenders distinguish carefully between types, recency, and severity. Here is what we regularly place with specialist lenders:
County Court Judgements (CCJs)
Both satisfied (paid) and active CCJs are considered. Satisfied CCJs — especially those older than twelve months — are viewed materially more favourably. Active CCJs are not automatic deal-breakers; the amount, recency, and context all factor in. We have lenders who will consider both.
Defaults and Missed Payments
Defaults remain on file for six years, but specialist bridging lenders care far more about recency than existence. Satisfied defaults older than two years rarely block a well-structured deal. Recent, unsatisfied defaults require the right lender and a strong exit.
Low Credit Score
A low credit score from limited credit history, past difficulty, or simply not having used mainstream credit products is not a barrier. Our specialist lenders do not use credit score thresholds — they read the deal and the security.
Discharged Bankruptcy
Discharged bankruptcy is regularly considered. Lenders want to understand the circumstances, elapsed time since discharge, and current conduct. A strong deal with a credible exit goes a long way. Undischarged bankrupts cannot typically borrow.
IVAs and Debt Management Plans
Completed IVAs (discharged) are treated similarly to discharged bankruptcy. Active IVAs require lender consent and documentation from the supervisor. We have lenders comfortable with both. DMPs are assessed on the terms and current standing.
Previous Business Failure
A previous company administration, liquidation, or CVA sits separately from personal bankruptcy. Lenders want to know whether you were a director, what caused the failure, and whether you have rebuilt. We present the narrative carefully on your behalf.
Not all adverse credit carries the same weight with lenders — severity, recency, and context together determine what is achievable.
Typical Costs
What You'll Pay
Every deal is different, but here's what to budget for on a typical adverse credit bridging facility. Use our calculator to estimate total costs for your specific deal.
Interest Rate
0.65–1.10% a month, rolled up (premium reflects credit risk).
Arrangement Fee
1–2% of the gross loan.
Valuation Fee
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. Paid directly to the surveyor.
Legal Fees
Your solicitor + lender's solicitor. Budget about £1,500–£2,000 plus VAT for each side on a loan of about £200k (more on larger or complex loans).
Exit Fee
0–1% of the loan. Many lenders charge none.
Our Fee
Our fee is generally 1% of the gross loan, paid on completion.
The Underwriting Process
How Lenders Assess Adverse Credit Applications
Understanding what specialist lenders actually look at — and what they weigh most heavily — is the key to structuring a successful application.
The Security — Property and Loan-to-Value
The quality, location, and value of the security property is the primary comfort for the lender. A strong asset at a sensible loan-to-value provides a meaningful cushion that can offset significant adverse credit history. The lender needs to be confident they could recover the loan through sale of the security if required.
The Exit Strategy
The lender needs a credible, documented path to repayment. For adverse credit borrowers, this is scrutinised even more carefully — if exit is a refinance, the target long-term lender's credit criteria must be achievable within the bridge term. We model this from day one. An unrealistic exit is the single biggest reason adverse credit bridging fails.
The Credit Narrative
Adverse credit is not just listed on a form — it is presented with context. What happened, when, what changed, and what is different now. A clear, honest narrative addresses each adverse entry directly. This single document is often the difference between an approval and a decline on identical raw facts. We draft this with you.
Current Financial Conduct
Six months of clean bank statements — no bounced payments, regular income evident, no further adverse accumulation — carry significant weight. Recent clean conduct demonstrates recovery and mitigates historic issues materially. Lenders want to see what your financial behaviour looks like right now.
Common Questions
Adverse Credit Bridging — FAQ
Can I get a bridging loan with bad credit?
Can I get a bridging loan with CCJs?
What types of adverse credit are acceptable for a bridging loan?
How do lenders assess adverse credit bridging applications?
Will adverse credit affect the rate I pay?
How recent does the adverse credit need to be?
Do I need to declare all adverse credit upfront?
Does adverse credit affect the maximum LTV?
What's the difference between adverse credit bridging and a regular bridging loan?
Can adverse credit prevent me from refinancing at the end of the bridge?
What Lenders Need
Adverse Credit — Documentation Checklist
With adverse credit, presentation matters more than on a clean case. The same set of facts can be approved by one lender and declined by another based purely on how the information is presented and supported. Here is what to have ready.
Full Credit Reports — All Three Bureaux
Recent reports from Experian, Equifax and TransUnion. Different lenders pull from different bureaux, and the records can vary — what shows on Experian may not show on Equifax. Comprehensive coverage avoids surprises mid-process.
Adverse Explanation Letter
A clear, written narrative addressing each adverse entry — what happened, when, what changed, and how the situation has been resolved or ring-fenced. This single document is the most important presentation tool for an adverse-credit deal.
Recent Bank Statements (6 months)
Personal and business statements covering the last 6 months. Lenders want to see current account conduct, regular income, and absence of bounced payments. Clean recent conduct mitigates historic adverse heavily.
Asset Statement
Schedule of properties owned, any other significant assets, current mortgages and balances. A strong asset position offsets credit concerns — lenders want to see that you have something to lose.
Discharge / Satisfaction Evidence
For discharged bankruptcy: the discharge certificate. For satisfied CCJs: the certificate of satisfaction. For completed IVAs: the certificate of completion. Documentary evidence converts "I think it's resolved" into "here is the proof".
Exit Strategy Evidence
If exit is refinance, an indicative AIP from the target long-term lender accounting for your credit position. If sale, marketing strategy. Adverse credit makes exit credibility even more important — lenders need to see the bridge can be repaid.
Avoid These Mistakes
Common Pitfalls With Adverse Credit Bridging
Adverse-credit applications fail for predictable reasons. Most failures are presentation issues, not underlying credit issues. Here are the patterns we see most often and how to avoid them.
Failure to disclose
The single most common reason adverse-credit deals collapse late in the process. Lenders run searches and anything previously undeclared destroys trust. Full disclosure at the front end is non-negotiable — we can present anything; we can't recover from a credibility breach.
No narrative around the adverse
Just listing the adverse entries on the application form is the worst possible approach. Lenders need context — what happened, what changed, what is different now. A clean narrative letter often makes the difference between an approval and a decline on identical raw facts.
Exit lender mismatch
Bridging onto an adverse-friendly term lender works. Bridging onto a high-street mortgage that won't lend to anyone with a 4-year-old default does not. The exit must be tested against the actual lender, not a generic assumption.
Applying to the wrong lender first
Each declined application leaves a search footprint and may surface as additional adverse data later. Approaching mainstream-credit-criteria lenders with significant adverse just generates declines. Match the case to the right specialist first time.
Expecting clean-credit pricing
Adverse-credit bridging carries a rate premium. The premium is usually modest — often 0.1–0.4% a month above clean-credit pricing — but it is real. Pricing expectations need to be calibrated to the asset, the adverse profile, and the LTV before going to lenders.
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Ready to Discuss Your Deal?
Get an indicative quote or arrange a call with a specialist. If we can respond immediately we will, otherwise we'll call you back the same working day, often within a couple of hours.