Loans From £100,000 to £10m
Bridging Loans can be used for... Buying a property at auction
THE FINANCE BUSINESS SPECIALISE IN JOINT VENTURE PROPERTY FUNDING, BRIDGING LOANS, PROPERTY DEVELOPMENT FINANCE & COMMERCIAL MORTGAGES.
Bridging Loans are also known as short term loans and were traditionally used to enable people to buy property at auction. Quite often, auction property is not only uninhabitable, it is also unmortgageable so the only way someone would buy a property at auction was if they had cash.
Not any more.
In 2019, bridging loans are used all the time…To buy property at auction is just one aspect of their uses but borrowers also use them to buy land that hasn’t yet got planning permission, buy a farm, office, warehouse or even a hotel that a traditional mortgage lender wouldn’t lend on.
The other thing to note about a bridging loan is that they allow people with poor credit to get a mortgage. Unlike a traditional residential mortgage (which most banks and building societies offer), a bridging loan is really all about the asset…The security as it is known.
This security, in the form of land or a building, is what lenders will base their lending decision on…Not the borrower.
We are the ‘goto’ finance broker for property professionals throughout the UK looking to fund residential, commercial & industrial property.
Our Bridging Loans Summary:
NO BROKER FEES
Heads of Terms from Lenders produced the same day you apply
Bridging Loans from £100,000 to £50m
Monthly interest rates from just 0.49%
Loans available on residential, commercial and industrial properties
We can also fund farms, farmland, agricultural land in England, Wales and Scotland
Industrial units and industrial estates in England, Scotland and Wales
Land with or without planning
Bridging loans up to 70% LTV…NET
Interest can be rolled up (paid at the end when you sell or refinance the property), deducted from the initial loan or serviced (paid monthly)
100% of purchase price
Loan terms from 3 months to 5 years
Portfolio bridging available if you have a number of properties that need refinancing
Bespoke, speedy service for large bridging loans above £1m
Apply for a Bridging Loan Today
Bridging loans are a type of funding that allows you to “bridge the gap’ before additional, more longer term finance is available.
Yes it is like a traditional mortgage but the major difference is, it allows toy to buy a property or land without having to worry too much about your credit history.
You see a bridging loan is based on the asset, in most cases property but also land.
However, there are literally hundreds of smaller, alternative finance lenders who generally take more risks than the big banks and this allows them to lend against unusual or unmortgagable assets.
It could be buying a house at auction. It may be buying another property before you have sold your existing one or it may even be because you want to buy a piece of land that doesn’t currently have planning permission.
Whatever the reason, a bridging loan can be quick and relatively simple to apply for. As most lenders are looking at the value of the security (land or property) and not you, it enables them to lend money quickly and with little fuss.
Everyone asks this question but the simple answer is no, they don’t. The usual excuse is that offering a bridging loan is riskier than offering a residential mortgage for example and we get that.
However, if you choose the borrower carefully, the quality of the asset or security is good and you do your usual lender due diligence, then there is absolutely no reason at all why banks and other high street lenders shouldn’t offer bridging loans.
Compared to a normal mortgage then yes, they are.
But you have to remember…These are risky products for lenders. Yes, if it goes well then both the borrower and the lender can earn a LOT OF MONEY.
However, if they get the deal wrong then both the lender and borrower could be in a lot of financial trouble.
There are however other costs involved that people forget to take into account. They are:
- Legals costs. Both yours and the lenders legals fees are paid by the borrower and this is pretty standard right across the short term lending sector.
- Valuation fees. You will have to pay for a full valuation for lending purposes.
- QS and QS monitoring fees. If you are looking to purchase a property or land with a bridge and then build on that land or knock down the property and build on the land, then you will need development finance too. A Quantity Surveyor (QS) will have to complete an initial report that you the borrower will have to pay for. You will also have to pay for the QS every time they go out to site to check the progress and to release funds from the lender.
So in summary, you have to pay for:
- Your valuation
- Your legal fees
- The lenders legal fees
- The QS initial report
- The QS ongoing interim reports
And even after all of this, you may still have to pay stamp duty, VAT, professional fees for an architect, planning application fees and so on.
Yes you can. Sometimes this type of lending is known as non status lending.
Traditionally, bridging loans were quick, short term loans for property developers, landlords and entrepreneurs.
So any lenders in this market knew they had to be fast and the fastest way to lend to someone is by basing that lending solely on the asset. i.e. The building or land.
Just because an individual has bad credit does not mean the deal is a bad one. Far from it.
Imagine this for a lender. Same property.
Borrower with GOOD CREDIT wants to borrow £75,000 against a property value (and purchase price) of £100,000.
Borrower with BAD CREDIT wants to borrow £50,000 against a property value (and purchase price) of £100,000.
The risk to the lender on scenario 2 (bad credit) is far less because there is such a gap between what they are lending and what the property is worth.
So if the property is valued 12 months after purchase and it has down valued to £85,000, because of bridging loan interest and fees that need to be added to the loan, it is unlikely that the lender will make any money on this property and in fact, will probably be owed more than the property is worth.
The bad credit scenario leaves the lender with a lot more headroom in case the property does get down valued.
In some cases, yes you can.
However, most lenders will charge extension interest so for example: You have a 12 month bridging loan and are paying 1% a month.
You ask for a 3 month extension and the lender says ‘yes’ but they will also charge you an additional 1% a month on top of the 1% a month you are already paying.
The state pension age for men and women (at the time of writing) is 65.
However, you can obtain a bridging loan up to age 75 with most lenders.
Again, the important thing to note with bridging finance is that the loan is not based on affordability but how the loan will be repaid at the end of the term, usually by refinance (unlikely at this age) or sale.
There are a few scenarios where you can and some where you can’t.
The rule of thumb is that if you want to buy a property to refurbish and then sell to make a profit or refinance and rent out for the long term, then a bridging loan could be the ideal way to do this.
If you are struggling to sell your own house and want to buy your dream house (whilst still hanging on to yours until it sells) to avoid someone else buying it from under you, then again, a bridging loan could be ideal.
If you want to buy a piece of land and build your perfect home on the site then you would use a combination of bridging and a development finance loan.
Because this type of short term lending is usually only for a maximum of 12 months, it means that they are unsuitable for anyone who wants to use them to purchase a property that they will live in permanently (quite apart from the whole other issue of regulated lending)
Anything from £50,000 up to £5m is pretty standard.
Some lenders will go up to £20m and a few of the larger specialist lenders will go up to £50m for experienced borrowers.
In terms of property, we can arrange bridging finance for the purchase of residential property such as houses and flats.
Commercial property such as nursing homes, hotels, HMO’s, restaurants, bars, bed and breakfasts, warehouses, industrial units and industrial estates, shops and car parks.
Yes you can.
Most lenders will require the land to have full planning permission however some lenders will allow the purchase of land without planning permission but will restrict how much they lend.
Land with planning is usually up to 65% LTV and land without planning is usually restricted to 50% LTV.
A commercial mortgage (or business mortgage as it is sometimes known) is used to buy property over a long term, usually 10, 15 or 20 years.
Abridging loan can be used for exactly the same thing but can only be used for a short period of time, usually 12 months.
The other major difference is cost.
A commercial mortgage is a lot cheaper and rates can be as low as 3.5% pa compared to a normal bridging loan rate of 12% pa. When you apply these interest rates to loans of £1m+, the difference in cost can be staggering.
However, a bridging loan is much easier and much quicker to obtain than a commercial mortgage.
The structure of a residential mortgage is completely different to the way investment type mortgages work.
Your residential lender will have taken certain checks on your ability to purchase the house. This may be through affordability and credit checks but either way, their decision to lend to you will have been based on your ability to put down a deposit on that property too.
They simply would not allow the borrower to obtain bridging finance to use as the deposit on a house.
The other reason why you can’t use a bridging loan for a deposit on a house is because this type of bridging would be regulated which means the lender in question would also have to undertake affordability checks and so on.
Based on this criteria, the bridging lender would not be able to make the deal work.
Yes you can.
There are numerous bridging lenders who will provide both bridging and development finance in Scotland and not just in Edinburgh or Glasgow either but all of mainland Scotland.
You can and this type of lending is known as development finance.
The way it works is this:
- You obtain a bridging loan to buy the land unless you already own it. The land must have planning permission.
- You then obtain development finance which is released to you in stages or drawdowns as they are known in the industry.
- As each stage of your build is completed, you will contact your development finance lender and they will arrange for their Quantity Surveyor (QS) to come out.
- Once the QS reports back to the lender and confirms that the work completed is satisfactory, the lender will release the money to the borrower so they can pay their builder or other contractors for the work done.
A development finance loan is usually taken over 18 months and is based on a 12 month build schedule and a 6 month sales period.
Self build mortgages are becoming increasingly popular and you can now obtain funding as low as 6% pa.
You can but it is much more difficult.
There are just 4 bridging lenders we know of that will lend in Northern Ireland currently.
The situation surrounding Brexit (at the time of publication) makes it even harder as lenders are wary about what will happen with the border and how that will affect Anglo-Irish trade.
Whether this will have an effect on property prices in the province is unknown but with the opportunity in the 6 counties bigger than it has ever been, it won’t be long before more lenders offer bridging loans in Northern Ireland.
Recently Completed Loans
House refurbishment in Leicester
£1.1m Bridging Loan
70% Gross LTV
Rate of 0.65% pm
No exit fee
Industrial Estate in North Wales
£2.9m Bridging Loan
60% NET loan
Rate of 0.89% pm
Fully pre-let before purchase
School to office conversion in North London
£2.6m Bridge Loan +
£1.4m Development Finance
67% NET Loan
Rate of 0.75% pm