Bridging Finance — 20 Years' Experience. Smarter Tools. Better Outcomes.
Bridging loans are the fastest way to fund a property purchase, refurbishment, or capital raise. But speed only counts if the deal actually completes — and that's where most brokers fall short.
I'm Tim from Build Capital. I spent years as a first-line underwriter before becoming a broker, so I know exactly what lenders need to see before they'll release funds. That means complete applications from day one, fewer delays, and no wasted weeks chasing lenders who were never going to say yes.
I work with over 100 lenders through a sourcing platform I built myself. Covering the whole of England and Wales.
What Is a Bridging Loan?
A bridging loan is short-term property finance — typically 1 to 24 months — secured against property or land. It's designed for situations where speed matters, where a standard mortgage won't work, or where the property isn't in a condition that mainstream lenders will accept.
You borrow against the current value of the property, carry out whatever you need to do — buy, refurbish, convert, resolve a chain break — and then repay the bridge by selling the property or refinancing onto a long-term mortgage.
Interest can be rolled up and paid at the end, so there are no monthly payments during the loan term. That makes bridging particularly useful for projects where the property isn't generating income yet.
When Would You Use One?
Auction Purchases
You've won at auction and need to complete within 28 days. A standard mortgage can't move that fast. A bridging loan can — often with a DIP in place before you even bid.
Purchase & Refurbishment
Buy a run-down property, refurbish it to a lettable or saleable standard, then sell or refinance onto a BTL mortgage. The classic bridging play for property investors.
Chain Breaks
Found your next property but your sale hasn't completed? A regulated bridging loan lets you proceed without losing the purchase. Repay when your sale goes through.
Unmortgageable Properties
No kitchen, no bathroom, structural defects, damp, Japanese knotweed — if a mortgage lender won't touch it, bridging gives you time and funds to fix it.
Capital Raising
Need to release equity from an existing property quickly? A bridging loan against owned property can raise capital in weeks, not months.
Refurbishment with Drawdowns
For heavier refurb projects — structural changes, extensions, reconfiguration — some bridging products offer staged drawdowns to cover the cost of works as you progress.
Development Exit
Project finished but need more time to sell or refinance? A development exit replaces your development loan with lower-rate bridging — no exit fees, more breathing room.
Rebridging
Existing bridge approaching term end? Act early. A rebridge avoids costly default interest and gives you more time to complete your exit strategy.
How the Process Works
You get in touch
Call me, email me, or fill in the short form. Tell me the basics — what you're buying, what it's worth, what you plan to do with it, and how you'll repay the bridge.
I assess the deal
With my underwriting background, I can usually tell you within minutes whether this is straightforward or needs a specialist approach. I'll flag any issues before they become problems.
I search across 100+ lenders
Using a sourcing platform I built myself — not just a handful of preferred lenders. I match your deal to lenders with genuine appetite for it, not just whoever pays the best commission.
You get real options
Laid out clearly with total costs — not just headline rates. Arrangement fees, exit fees, valuation costs, legal fees, broker fees. The full picture so you can compare properly.
I push it through
I handle the application, submit a complete pack to the lender, chase the valuation, chase the solicitors, and keep everything moving. DIP typically within a couple of days of having full information. Completion in 2–4 weeks for most deals.
Key Numbers
Loan to Value
Up to 75% LTV on most bridging products. Some lenders will go higher for strong applicants with solid exit strategies. Second charges available behind existing mortgages.
Loan Sizes
From £25,000 for small refurb projects up to multi-million pound facilities. No deal is too small or too large for my panel.
Terms
1 to 24 months. Most bridging deals are 6–12 months. Extensions available if your exit needs more time — but always better to plan realistically from the start.
Interest
Rates start from around 0.55% per month depending on LTV, property type, and borrower profile. Interest can be rolled up (paid at end), serviced monthly, or retained upfront.
Speed
DIP within hours to a couple of days. Completion in 2–4 weeks for standard cases. Faster if the solicitors move quickly and the valuation is clean.
Fees
Arrangement fee typically 1–2%. Many bridging lenders charge no exit fee — a significant advantage over development finance. Valuation and legal costs on top.
What Does Bridging Actually Cost?
Bridging finance costs more per month than a mortgage — but you're comparing a 6-month product with a 25-year one. The real question is whether the deal stacks up after all costs are factored in.
Interest: Typically 0.55%–1.2% per month depending on LTV, property type, and risk profile. On a £200,000 loan at 0.75% for 6 months, that's around £9,000 in interest.
Arrangement fee: 1–2% of the loan amount. Usually added to the loan on completion, so you don't pay it out of pocket upfront.
Valuation: £500–£2,000+ depending on the property value and type. Paid upfront before the lender commits.
Legal fees: You pay your own solicitor plus the lender's legal costs. Budget £1,500–£3,000 for both sides on a standard deal.
Exit fee: Many bridging lenders don't charge one. This is a genuine advantage of bridging over development finance where exit fees are standard.
Broker fee: I only charge on completion — if the deal doesn't go ahead, I don't get paid. Whether I charge depends on loan size and lender commission. I'm always transparent about this upfront.
Real Example
A £200,000 bridging loan at 75% LTV, 0.75% per month, 6-month term with a 1.5% arrangement fee: total finance cost is roughly £12,000. If the refurbishment adds £40,000–£60,000 of value, the bridging loan has paid for itself several times over. The deal is what matters — the finance is just the tool.
Regulated vs Unregulated Bridging
Regulated bridging applies when the property is or will be your own home or the home of an immediate family member. These loans are regulated by the FCA, which means additional consumer protections, slightly longer processing times, and a cooling-off period.
Unregulated bridging covers everything else — investment properties, commercial property, land, properties bought through a company. The majority of bridging deals are unregulated, which means faster processing and more flexible criteria.
Both are available through my panel. I'll tell you which applies to your deal and what that means in practice.
Exit Strategies — How You Repay
Every bridging loan needs a clear exit strategy. This is what the lender cares about most — how and when they're getting their money back. The stronger your exit, the better your terms.
Sale of the property: Sell the refurbished property on the open market. Lenders want to see realistic comparable evidence and a sensible timeline.
Refinance to a mortgage: Refinance onto a buy-to-let, residential, or commercial mortgage once the property is in mortgageable condition. The lender will want to see that you'll qualify for the exit mortgage — ideally with a DIP from the exit lender in hand.
Refinance to another bridge: A rebridge can work as an exit if the original plan needs more time. But it's not ideal — it adds cost and lenders prefer to see a definitive exit.
Sale of another asset: Sometimes the exit is the sale of a different property. Lenders will consider this but want evidence the sale is progressing — ideally with an accepted offer or exchange.
I help structure the exit before we submit. A well-documented exit strategy is the single biggest factor in getting a quick approval.
Why Work with Build Capital?
I was an underwriter before I was a broker. I spent years deciding whether to approve bridging applications. That means I know what gets deals through — and I submit complete applications from day one. Faster decisions, fewer delays, no wasted weeks.
I search across 100+ lenders. Using a platform I built myself. Not just the lenders who pay the best commission — the lenders who are genuinely right for your deal.
I cover all of England and Wales. While I have particular depth of knowledge in North Wales, I arrange bridging loans on properties across the country. The lender panel is national, and the process is the same wherever the property is.
I only charge on completion. If the deal doesn't go ahead, I don't get paid. That means my incentive is aligned with yours — getting the right deal over the line, not just submitting applications.
I stay involved throughout. From DIP to drawdown, I chase valuers, chase solicitors, and deal with any issues that come up. You have one direct number to call — no call centres, no being passed around.
North Wales Specialist
I arrange bridging loans across England and Wales, but North Wales is where I have the deepest local knowledge. I've been based here since 2007 and understand the property markets, planning authorities, Welsh property law, and lender challenges specific to each area.
Bangor & Gwynedd
Snowdonia planning, agricultural ties, smaller lot sizes, student lets.
Bangor & Gwynedd →Frequently Asked Questions
Can I get a bridging loan with adverse credit?
Yes. High street lenders won't, but specialist bridging lenders focus more on the property, the LTV, and the exit strategy than the borrower's credit file. CCJs, defaults, and missed payments don't automatically rule you out. Undischarged bankruptcy is the main hard stop.
How quickly can a bridging loan complete?
DIP within hours. Completion in 2–4 weeks for standard deals — sometimes faster if the valuation and legal work are straightforward. The main delays are slow solicitors and complex titles, not the lender.
Do I need to make monthly payments?
Not necessarily. Most bridging loans offer rolled-up interest — the interest accrues during the term and is paid off when you repay the loan. Some lenders also offer serviced interest (monthly payments) or retained interest (deducted from the loan upfront), which can reduce the total cost.
Can I borrow through a limited company?
Yes — and most investors do. Borrowing through a company (SPV or trading company) keeps the loan unregulated, which means faster processing and more flexible terms. Your lender will typically need a personal guarantee from the directors.
What happens if I can't repay on time?
Default interest kicks in — usually significantly higher than the standard rate. This is why I always stress having a realistic exit strategy and acting early if your timeline is slipping. A rebridge before term end is always cheaper than default interest after it.
Is bridging finance only for investors?
No. Regulated bridging loans are available for owner-occupiers — for example, buying your next home before your current one has sold (a chain break). The process is slightly different due to FCA regulation, but it's a perfectly normal use of bridging finance.
What's the difference between bridging and development finance?
Bridging gives you a lump sum (or lump sum plus drawdowns for refurb work). Development finance is staged funding for larger projects — ground-up builds, major conversions — with QS monitoring at each drawdown. Some projects sit in between. I'll tell you which fits yours.
Ready to Talk About Your Loan?
Wherever the property is in England or Wales, I'll tell you straight whether it's doable and what it'll cost. No hard sell, no obligation.