How we work
with you
We’ll know your deal as well as you do before any lender sees it.
This page explains how we handle your deal. It covers who reads it, what happens next, how long it takes and what it costs.
It is written so you can share it with a co-director, an accountant or a solicitor.
If you want to know how a bridging loan itself works, read our guide to how bridging finance works.
Who we work with
For business or investment purposes only – never secured on a home you or your family live in.
We arrange short-term loans secured on property for investors, landlords and businesses.
You can borrow as an individual, a trustee, an SPV, an LLP or a limited company.
Loans from £200k to £100m+.
Most of the loans we arrange are between £200k and £100m. Larger facilities are possible - talk to Justin.
We treat a £200k deal with the same care as a £60m deal.
The smaller deals are the bread and butter of this business – generally much easier, and very welcome.
It suits you if you have a deadline, such as an auction completion, and a clear plan to repay by sale or refinance.
How we see it
In our view, the number of lenders matters less than getting the structure right.
In Justin’s experience, a lender that only half wants a deal slows it down and reprices it late.
So we start with the deal itself.
We work out how to structure it.
Then we place it with the lender that genuinely wants it, so you get the right price and a completion without surprises.
Your options
There is more than one way to raise short-term property finance.
Here is a fair view of the main routes, so you can choose the one that fits.
| Route | How it works | Works well when | Watch out for |
|---|---|---|---|
| Go direct to a lender | You approach one lender yourself. | You already know which lender suits your deal. You are happy to prepare the paperwork. There is no broker fee. | You see one lender’s terms. If they say no, you start again with the next one. |
| Your usual broker | A broker you already use takes the case to lenders. | They know you, and bridging is a regular part of their work. | It is worth asking how often they arrange bridging, which lenders they use and how they are paid. |
| A large broker or online marketplace | A large firm or a website matches your deal to products. | You want a quick look across many products. | It is worth asking who will handle your case from start to finish. |
| Us | A specialist broker. Justin reads every enquiry and handles your deal himself. | You have a deadline, or a deal that needs structuring and presenting well. | We do not arrange loans on a home you or your family live in. Our fee is generally 1% of the gross loan, paid on completion. |
| Wait, use your own cash or walk away | No new borrowing. | The numbers do not work yet, or you have the cash and no deadline. | You may lose the purchase, or tie up cash you need elsewhere. |
What a good result looks like
We judge a good result on four things.
- The right pricing for the deal, with every fee shown in writing.
- A lender that wants the deal and has the appetite for it.
- A completion that goes through quickly and without trouble.
- A clear plan to repay the loan, by sale or by refinance.
If that matches what you want, read on.
If it does not, one of the other routes above may suit you better.
What we do differently
1. The right lender, not just any lender
We decide how the deal should be shaped first.
Then we take it to lenders with a real appetite for that asset, loan, borrower and track record.
We compare terms from 158 lenders active in the market, but the match matters more than the count.
What clients say:
“Complex deal — three sites, mixed use, different stages of refurb. They packaged it properly and placed it with a lender who actually understood the portfolio.”
R.C., NationwidePortfolio Developer
2. Through without trouble
We find the weak points before the lender does, and answer them in the structure and the case we put forward. Our aim: no surprises at credit committee.
The valuation is usually the slowest-moving part of a bridging loan.
So we prepare a valuation brief and pack for the valuer.
It is a complete, well-evidenced pack, so the valuer can report quickly and accurately.
We bring in valuers who know that lender’s process.
Most clients have their own solicitor. If you do not, we can suggest a selection for you to choose from.
We deal with the issues we know will come up, before they do.
One example: £250k, Salford - completed in 48 hours, June 2025.
The right lender accepted a desktop valuation, which allowed for a quick process.
Completed June 2025. Shared with the client’s permission. Not typical of every case: each one is assessed individually.
3. Nothing hidden
We put every fee in writing before you commit.
Justin reads every enquiry himself, and he builds the paper, the data room and the lender presentation.
He has worked on every side of development and funding: as developer, funder, arranger and in delivery.
He has 30+ years’ experience and 2,000+ homes funded, arranged and helped deliver.
What clients say about working with Justin:
“Third deal with these guys now. They already know what I need before I've finished explaining it. Makes everything quicker.”
M.E., BoltonProperty Developer
“Straightforward, no nonsense. Did exactly what they said they would. Refreshing.”
K.P., WakefieldBTL Investor
Step by step, from enquiry to exit
Timings are typical for a straightforward deal.
A complex title, structure or property takes longer, and we will say so early.
-
Step 1: You get in touch
- What you do: tell us the property, the price or value, how much you need and how you plan to repay.
- You can call, email, send a WhatsApp message or use the enquiry form.
- What we do: Justin reads every enquiry himself.
- What you pay: nothing at this step.
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Step 2: The first call
- What we do: Justin replies the same working day, often within a couple of hours, usually by phone.
- We talk through the property, your plan and your timescale.
- We ask a lot of questions up front. It’s how the lender’s committee says yes.
- Tell us the warts and all. We’d rather know now than have a lender find it later.
- What you pay: nothing at this step.
-
Step 3: The paper, the data room and the lender presentation
- What you do: send the information we ask for.
- What we do: if the deal fits, Justin asks for everything a lender needs.
- Then he builds the paper, the data room and the lender presentation.
- Before any lender sees your deal, Justin reads it the way their credit committee will.
- Our pack usually gets the right terms back with very few questions - often just a few small points and a general discussion.
- What you pay: on a complex deal, an application fee may apply.
- We agree it with you in writing before you commit.
-
Step 4: Indicative terms
- Timing: indicative terms within 4 hours on straightforward deals, often quicker.
- The clock starts once Justin has the core facts of the deal.
- Indicative terms are not an offer.
- What you pay: nothing at this step.
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Step 5: Valuation brief and pack
- What we do: we prepare a valuation brief and pack for the valuer.
- Timing: the valuation is usually the longest step.
- What you pay: the valuation fee, when the lender asks for it.
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Step 6: Legal work
- Most clients have their own solicitor. If you do not, we can suggest a selection for you to choose from.
- We deal with the issues we know will come up, before they do.
- What you pay: your own legal costs and the lender’s legal costs.
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Step 7: Completion
- Timing: completion typically takes 5–7 working days on a straightforward deal.
- What you pay: our fee, generally 1% of the gross loan, paid on completion.
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Step 8: Exit
- What you do: sell the property or refinance to repay the loan.
- What you pay: the loan, the interest and any exit fee, as set out in the lender’s terms.
- If the sale or refinance takes longer than planned, interest keeps running.
- If the loan is not repaid, the lender can take steps to recover it, including taking possession of the property.
Who you deal with
Justin.
He is the Principal at bridging.fund, a trading style of Funding Developers Limited.
He reads every enquiry and replies the same working day, usually by phone.
He builds your lender presentation himself.
You can read more about the firm on our about page.
What you pay and when
We put every fee in writing before you commit.
- Our fee: generally 1% of the gross loan, paid on completion.
- Application fee: possible on a complex deal, depending on how complex it is. We agree it with you in writing first.
- Lender arrangement fee: typically 1–2% of the loan. Our example uses 1%.
- Lender-paid fees: sometimes a lender pays the broker a fee as well. If one does, we disclose it to you in writing.
- Valuation, legal and exit fees: these are set out before you commit.
Worked example (illustrative, not a quote)
- Loan: £500,000 for 12 months.
- Interest at 0.50% a month: £30,000.
- Lender arrangement fee at 1%: £5,000.
- Our fee, generally 1% of the gross loan: £5,000.
- Total: £40,000, plus valuation and legal fees.
Interest is shown as a simple monthly rate, for illustration.
Valuation, legal and exit fees depend on the case. These ranges are illustrative, and every case is priced individually:
- 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, depending on the property and its value.
- Legal fees: about £1,500–£2,000 plus VAT for each side on a loan of about £200k (more on larger or complex loans), depending on complexity.
- Lender exit fee: 0–1% of the loan, where charged. This example assumes no exit fee.
0.50% a month is the standard bridging from-rate for loans under 50% loan-to-value, first charge, straightforward cases (October 2026). Development exit is priced case by case.
LTV means the loan as a share of the property’s value.
Our completed bridging deals over the last 12 months averaged around 0.85% a month – most of them complex cases.
At that rate the same loan costs £61,000 in total, plus valuation and legal fees.
Your rate depends on your deal.
Deals we have done
- £250k, Salford - completed in 48 hours, June 2025. The right lender accepted a desktop valuation, which allowed for a quick process.
- All case studies
Each testimonial on this site comes from a real deal. We show the client’s initials and town.
Questions your accountant or solicitor will ask
Are you regulated by the FCA?
No. Funding Developers Limited is not authorised or regulated by the Financial Conduct Authority.
We arrange unregulated business and investment loans.
Who can borrow?
Individuals, landlords, trustees, SPVs, LLPs and limited companies can borrow.
The loan must be for business or investment purposes.
It cannot be secured on a home the borrower or their family live in.
What size of loan can you arrange?
Loans from £200k to £100m+.
Most of the loans we arrange are between £200k and £100m. Larger facilities are possible – talk to Justin.
How are you paid, and when?
Our fee is generally 1% of the gross loan, paid on completion.
On a complex deal there may be an application fee. We agree it with you in writing first.
We put every fee in writing before you commit.
Does the lender pay you as well?
Sometimes a lender pays the broker a fee as well.
If one does, we disclose it to you in writing.
How long will it take?
Indicative terms come back within 4 hours on straightforward deals, often quicker.
Completion typically takes 5–7 working days on a straightforward deal.
The valuation is usually the longest step.
Who will we deal with?
Justin, from the first enquiry.
What happens if the exit takes longer than planned?
Interest keeps running, and the lender’s terms set out what happens next.
That is why the repayment plan matters from the first call.
Who we cannot help
We cannot arrange a loan secured on a home you or your family live in, or plan to live in.
That is regulated lending.
Next step
We treat a £200k deal with the same care as a £60m deal.
Send us the deal facts: the property, the price or value, how much you need and how you plan to repay.
Speak to us about your situation.
Ready to discuss your deal?
Get in touch and we'll provide the right solution for your deal. If we can respond immediately we will, otherwise we'll call you back the same working day, often within a couple of hours.
Funding Developers Limited, The Hangar, Turton, BL7. Company number 09221311.
Funding Developers Limited is not authorised or regulated by the Financial Conduct Authority. We arrange unregulated business and investment loans.
For business or investment purposes only – never secured on a home you or your family live in.