Bridging finance for limited companies.
Short-term, secured on property, arranged fast, by a team that has spent 22 years developing property across the North West.
What is a bridging loan?
A bridging loan is short-term finance secured on property, used to move quickly or to bridge a gap until a longer-term exit is in place.
Short: usually 3 to 24 months, not years. Secured: against property; the asset is the lender's protection. Fast: days to a few weeks, because the lender assesses the asset and the exit rather than running a full mortgage process. Interest usually rolled up: added to the loan and settled at the end, rather than paid monthly, so the property can carry itself while you work.
You repay by selling the property, refinancing onto a term facility, or completing whatever the bridge was buying you time to do. That repayment plan is the exit, and it is the single thing lenders care about most.
We arrange bridging for limited companies and SPVs only, on commercial and investment property. That makes every loan we handle unregulated, which is what lets it move at speed. Regulated or unregulated? Why it matters →
When bridging is the right tool.
Right when:
- You need to complete faster than a term mortgage allows: an auction lot, a motivated vendor, a chain-free purchase.
- The property will not secure a normal mortgage yet: unlettable, no kitchen, uninhabitable, needs works before it is mortgageable.
- You are buying to add value then refinance or sell: the classic buy, refurbish, refinance.
- You need to move on a site before arranging full development finance.
Wrong when:
- You have no clear exit. Bridging without a solid repayment plan is how people get hurt. This is the honest warning most lenders soft-pedal.
- A term mortgage would do and you have time. Bridging costs more per month for a reason.
- The sums only work if everything goes perfectly. Build in contingency; valuations and timelines slip.
We will tell you when it is the wrong tool. We arrange term development finance and commercial mortgages too, so we have no reason to push you into a bridge you do not need.
Types of bridging we arrange.
- Commercial and business bridging. Secured on commercial or investment property held in a company. The regulated-versus-unregulated explainer lives here. Commercial bridging →
- Auction finance. Funding to the 28-day auction deadline. No term lender works to that clock. Auction finance →
- Refurbishment bridging. Light and heavy works, exiting onto a term mortgage once the property is habitable and let. Refurbishment bridging →
- Development bridging. Site acquisition ahead of a full development facility. Development finance →
- Bridge-to-let. Buy and refurbish on a bridge, roll onto a company buy-to-let mortgage. Limited company buy-to-let →
Priced per month, quoted for your deal.
Bridging is priced per month, not per year, because it is short-term. Beyond the monthly interest there is an arrangement fee, valuation, legal costs and sometimes an exit fee.
We do not publish fixed rates, and you should be wary of anyone who does. Your rate depends on the asset, the LTV, your exit and your experience. A headline rate on a website is a teaser, not a quote. What we will give you is a real indication for your deal, usually within a day.
The vocabulary you will meet.
- Open vs closed. A closed bridge has a fixed exit date, usually an exchanged sale with a completion date. An open bridge does not have a fixed date, just a credible plan. Closed prices better because the lender can see the end.
- First vs second charge. A first-charge bridge is the only loan on the property. A second charge sits behind an existing mortgage: possible, but fewer lenders and higher pricing, because they are second in line if it is sold.
- Gross vs net loan. The gross loan includes the rolled-up interest and fees; the net is what you actually receive. People routinely confuse the two and under-fund the deal. The calculator shows both.
- Rolled-up vs serviced interest. Rolled-up interest is added to the loan and paid at the end. Serviced interest is paid monthly. Rolled-up is normal in bridging because the point is that the asset is not yet producing income.
Lender appetite is wide, fast-changing and invisible.
Bridging lender appetite is wide, fast-changing and invisible from the outside. Rates and fees vary more than in any other property finance, and the cheapest headline rate is frequently not the cheapest deal once fees and exit charges are counted.
- Match your asset and exit to lenders whose current appetite fits, because a decline is usually a book mismatch, not a bad deal
- Cost the whole thing, not the headline rate
- Pressure-test your exit before you commit, because that is what fails
- Tell you when bridging is wrong and a term facility is right
We come from development. When we read your numbers, we read them like ours. Limited companies and SPVs only.
Tell us the deal, we will tell you where it prices.
- Call07977 486886
- Emailinfo@huntergrey.co.uk
- Office139-143 Union St, Oldham, Greater Manchester, OL1 1TE
- WhatsAppMessage us
Auction deadline? Auction finance → · Model it: calculator →
Bridging finance, answered.
What is a bridging loan?
Short-term finance secured on property, used to move fast or bridge a gap until a longer-term exit. Usually 3 to 24 months, interest often rolled up, repaid by sale or refinance.
How does bridging finance work?
A lender lends against the property and your exit plan, releases funds quickly, and is repaid when you sell or refinance. Interest is usually added to the loan and settled at the end rather than paid monthly.
How much does a bridging loan cost?
It is priced monthly and depends on the asset, LTV, exit and experience, plus an arrangement fee, valuation and legals. We give a real indication for your specific deal rather than a website teaser rate. Calculator →
How fast is a bridging loan?
Days to a few weeks. The valuation is usually the constraint, not the underwriting.
What are the alternatives to a bridging loan?
Depending on the situation: a term commercial mortgage if you have time, development finance if you are building, or a secured business loan. Part of our job is telling you when one of these beats a bridge.
Can a limited company get a bridging loan?
Yes, it is the only kind we arrange. Companies and SPVs, on commercial and investment property.
Do you arrange residential bridging?
No. A bridge secured on someone's home is regulated lending needing an FCA-authorised broker. We work with companies on commercial and investment property.
What is a bridging loan exit?
How you repay it, usually a sale or a refinance onto a term facility. It is the thing lenders scrutinise most, and a bridge without a solid exit is the most dangerous kind.