PHANTOM FINANCE

Bridging loans can complete in as little as 5–7 working days, making them one of the fastest ways to secure property when a traditional mortgage isn't an option.

SDLT on a £500,000 second residential property costs £27,500 in surcharges alone—the 3% additional rate applies to every residential purchase for buyers who already own property.

Bridging lenders assess deals primarily on the asset value and exit strategy—not just income—meaning many borrowers declined by banks can still secure competitive funding.

The SDLT surcharge for purchasing through a limited company does NOT apply to commercial property—only residential transactions attract the additional 3% rate.

A 75% LTV development finance facility on a £1M GDV project could provide up to £750,000 in debt, structured in drawdown tranches aligned to construction milestones.

Some specialist lenders offer Day One Refinance, allowing developers to exit their development loan immediately after completion rather than waiting the 6-month seasoning period most high street banks require.

Portfolio landlords with 4 or more mortgaged properties are assessed under a more complex PRA underwriting standard introduced in 2017—specialist lenders often offer far more flexibility than mainstream banks.

Auction finance can be arranged within the 28-day completion window required by most UK auction houses, making bridging the essential tool for competitive auction acquisitions.

An Article 4 Direction can remove permitted development rights in specific areas, meaning office-to-residential prior approval is no longer available—always check local planning before acquiring commercial stock.

Lenders assess True LTV on bridging and development loans accounting for rolled-up interest and fees, meaning the actual loan balance at redemption can be 8–12% higher than the initial advance.

Limited Company SPVs purchasing property benefit from Corporation Tax rates on rental profits rather than the 40–45% personal income tax faced by higher-rate individual landlords.

When refinancing a completed development onto a buy-to-let mortgage, lenders use the open market value—not the original purchase price—allowing developers to extract significant equity if values have risen.

The UK's Private Rented Sector is worth an estimated £1.4 trillion, yet fewer than 20% of landlords use a specialist broker to access the best rates available in the whole-of-market.

Bridging is short-term finance. If your broker hasn't rigorously stress-tested exactly how you will exit the loan (via sale or refinance), you risk hitting the end of the term and triggering exorbitant penalty rates.

A specialist commercial broker does far more than just 'find money'. They aggressively negotiate the structure of the debt, remove draconian exit penalties, and protect your cash flow, which easily outweighs their fee.

Unlike simple residential mortgages, unregulated development finance is highly complex. A delayed drawdown or stalled project costs thousands of pounds a day in idle contractor fees and mounting interest.

The unregulated finance space (commercial, heavy refurb, bridging) operates on completely different underwriting models. Using a residential broker for commercial debt is like using a GP for brain surgery.

A good broker balances maximum leverage with maximum protection. Getting 75% LTV is useless if one minor delay allows the lender to seize your personal home under an uncapped personal guarantee.

Under Class Q permitted development rights, you can convert certain agricultural buildings into residential dwellings without full planning permission.

Limited Company (SPV) buy-to-let mortgages allow landlords to deduct 100% of mortgage interest as a business expense—a major advantage since Section 24 removed this relief for personal landlords.

HMO properties typically generate 30–50% higher gross yields than standard buy-to-let properties of a similar size and location.

Development finance lenders will often fund up to 100% of build costs when the borrower provides land as security—meaning no additional cash is required for construction.

Commercial mortgages can cover mixed-use properties such as a shop with a flat above, with specialist lenders able to structure the deal against the entire building's blended income.

Retained interest bridging loans add all monthly interest to the loan upfront, meaning borrowers make zero monthly payments during the term—ideal for development projects with no cashflow until sale.

Planning permission for permitted development conversions—such as office-to-residential—typically adds 20–40% to the Gross Development Value before a single brick is laid.

The average UK bridging loan term is 12 months, but most are repaid within 6–8 months. Most specialist lenders charge no early repayment charges for settling ahead of schedule.

Buy-to-let stress tests typically require rental income to cover 125–145% of the monthly interest payment, but this threshold drops to 100% for limited company borrowers with some specialist lenders.

SDLT on commercial property is charged at 0% on the first £150,000—significantly lower than residential rates and a key reason many investors hold commercial assets in their own name.

A mixed-use block of flats can qualify for commercial mortgage terms if the building contains at least one commercial unit—often unlocking higher LTVs than standard buy-to-let products.

Second-charge bridging loans allow you to raise capital against an existing property without disturbing your first mortgage—useful for short-term refurbishment funding or bridging a deposit gap.

Ground-up development finance typically funds up to 60–65% of Gross Development Value, meaning developers need a proven track record and retained equity to access the most competitive terms.

Light refurbishment bridging products are underwritten against the post-works value rather than the purchase price—bridging the gap between acquisition and buy-to-let refinance.

UK development finance lenders increasingly use QS-led drawdown structures, where a Quantity Surveyor certifies each construction stage before releasing funds—reducing lender risk and enabling higher advance rates.

Bridging loans on uninhabitable properties are readily available from specialist lenders, whereas standard buy-to-let mortgages require the property to be immediately lettable with a functioning kitchen and bathroom.

HMO properties with 5 or more occupants require a mandatory licence from the local authority—unlicensed HMOs can face fines of up to £30,000 and rent repayment orders from tenants.

We secure competitive Limited Company mortgages from specialist lenders outside the high street, and leverage investment block valuations to ensure maximum loan-to-value against your rental yield.

Unlike residential mortgages, commercial loans on rural land or agricultural properties typically require a heavy cash injection of 30-40%.

Unregulated bridging finance is the primary tool for acquiring rural land quickly before planning is granted.

Bridging loans can complete in as little as 5–7 working days, making them one of the fastest ways to secure property when a traditional mortgage isn't an option.

SDLT on a £500,000 second residential property costs £27,500 in surcharges alone—the 3% additional rate applies to every residential purchase for buyers who already own property.

Bridging lenders assess deals primarily on the asset value and exit strategy—not just income—meaning many borrowers declined by banks can still secure competitive funding.

The SDLT surcharge for purchasing through a limited company does NOT apply to commercial property—only residential transactions attract the additional 3% rate.

A 75% LTV development finance facility on a £1M GDV project could provide up to £750,000 in debt, structured in drawdown tranches aligned to construction milestones.

Some specialist lenders offer Day One Refinance, allowing developers to exit their development loan immediately after completion rather than waiting the 6-month seasoning period most high street banks require.

Portfolio landlords with 4 or more mortgaged properties are assessed under a more complex PRA underwriting standard introduced in 2017—specialist lenders often offer far more flexibility than mainstream banks.

Auction finance can be arranged within the 28-day completion window required by most UK auction houses, making bridging the essential tool for competitive auction acquisitions.

An Article 4 Direction can remove permitted development rights in specific areas, meaning office-to-residential prior approval is no longer available—always check local planning before acquiring commercial stock.

Lenders assess True LTV on bridging and development loans accounting for rolled-up interest and fees, meaning the actual loan balance at redemption can be 8–12% higher than the initial advance.

Limited Company SPVs purchasing property benefit from Corporation Tax rates on rental profits rather than the 40–45% personal income tax faced by higher-rate individual landlords.

When refinancing a completed development onto a buy-to-let mortgage, lenders use the open market value—not the original purchase price—allowing developers to extract significant equity if values have risen.

The UK's Private Rented Sector is worth an estimated £1.4 trillion, yet fewer than 20% of landlords use a specialist broker to access the best rates available in the whole-of-market.

Bridging is short-term finance. If your broker hasn't rigorously stress-tested exactly how you will exit the loan (via sale or refinance), you risk hitting the end of the term and triggering exorbitant penalty rates.

A specialist commercial broker does far more than just 'find money'. They aggressively negotiate the structure of the debt, remove draconian exit penalties, and protect your cash flow, which easily outweighs their fee.

Unlike simple residential mortgages, unregulated development finance is highly complex. A delayed drawdown or stalled project costs thousands of pounds a day in idle contractor fees and mounting interest.

The unregulated finance space (commercial, heavy refurb, bridging) operates on completely different underwriting models. Using a residential broker for commercial debt is like using a GP for brain surgery.

A good broker balances maximum leverage with maximum protection. Getting 75% LTV is useless if one minor delay allows the lender to seize your personal home under an uncapped personal guarantee.

Under Class Q permitted development rights, you can convert certain agricultural buildings into residential dwellings without full planning permission.

Limited Company (SPV) buy-to-let mortgages allow landlords to deduct 100% of mortgage interest as a business expense—a major advantage since Section 24 removed this relief for personal landlords.

HMO properties typically generate 30–50% higher gross yields than standard buy-to-let properties of a similar size and location.

Development finance lenders will often fund up to 100% of build costs when the borrower provides land as security—meaning no additional cash is required for construction.

Commercial mortgages can cover mixed-use properties such as a shop with a flat above, with specialist lenders able to structure the deal against the entire building's blended income.

Retained interest bridging loans add all monthly interest to the loan upfront, meaning borrowers make zero monthly payments during the term—ideal for development projects with no cashflow until sale.

Planning permission for permitted development conversions—such as office-to-residential—typically adds 20–40% to the Gross Development Value before a single brick is laid.

The average UK bridging loan term is 12 months, but most are repaid within 6–8 months. Most specialist lenders charge no early repayment charges for settling ahead of schedule.

Buy-to-let stress tests typically require rental income to cover 125–145% of the monthly interest payment, but this threshold drops to 100% for limited company borrowers with some specialist lenders.

SDLT on commercial property is charged at 0% on the first £150,000—significantly lower than residential rates and a key reason many investors hold commercial assets in their own name.

A mixed-use block of flats can qualify for commercial mortgage terms if the building contains at least one commercial unit—often unlocking higher LTVs than standard buy-to-let products.

Second-charge bridging loans allow you to raise capital against an existing property without disturbing your first mortgage—useful for short-term refurbishment funding or bridging a deposit gap.

Ground-up development finance typically funds up to 60–65% of Gross Development Value, meaning developers need a proven track record and retained equity to access the most competitive terms.

Light refurbishment bridging products are underwritten against the post-works value rather than the purchase price—bridging the gap between acquisition and buy-to-let refinance.

UK development finance lenders increasingly use QS-led drawdown structures, where a Quantity Surveyor certifies each construction stage before releasing funds—reducing lender risk and enabling higher advance rates.

Bridging loans on uninhabitable properties are readily available from specialist lenders, whereas standard buy-to-let mortgages require the property to be immediately lettable with a functioning kitchen and bathroom.

HMO properties with 5 or more occupants require a mandatory licence from the local authority—unlicensed HMOs can face fines of up to £30,000 and rent repayment orders from tenants.

We secure competitive Limited Company mortgages from specialist lenders outside the high street, and leverage investment block valuations to ensure maximum loan-to-value against your rental yield.

Unlike residential mortgages, commercial loans on rural land or agricultural properties typically require a heavy cash injection of 30-40%.

Unregulated bridging finance is the primary tool for acquiring rural land quickly before planning is granted.

Bridging loans can complete in as little as 5–7 working days, making them one of the fastest ways to secure property when a traditional mortgage isn't an option.

SDLT on a £500,000 second residential property costs £27,500 in surcharges alone—the 3% additional rate applies to every residential purchase for buyers who already own property.

Bridging lenders assess deals primarily on the asset value and exit strategy—not just income—meaning many borrowers declined by banks can still secure competitive funding.

The SDLT surcharge for purchasing through a limited company does NOT apply to commercial property—only residential transactions attract the additional 3% rate.

A 75% LTV development finance facility on a £1M GDV project could provide up to £750,000 in debt, structured in drawdown tranches aligned to construction milestones.

Some specialist lenders offer Day One Refinance, allowing developers to exit their development loan immediately after completion rather than waiting the 6-month seasoning period most high street banks require.

Portfolio landlords with 4 or more mortgaged properties are assessed under a more complex PRA underwriting standard introduced in 2017—specialist lenders often offer far more flexibility than mainstream banks.

Auction finance can be arranged within the 28-day completion window required by most UK auction houses, making bridging the essential tool for competitive auction acquisitions.

An Article 4 Direction can remove permitted development rights in specific areas, meaning office-to-residential prior approval is no longer available—always check local planning before acquiring commercial stock.

Lenders assess True LTV on bridging and development loans accounting for rolled-up interest and fees, meaning the actual loan balance at redemption can be 8–12% higher than the initial advance.

Limited Company SPVs purchasing property benefit from Corporation Tax rates on rental profits rather than the 40–45% personal income tax faced by higher-rate individual landlords.

When refinancing a completed development onto a buy-to-let mortgage, lenders use the open market value—not the original purchase price—allowing developers to extract significant equity if values have risen.

The UK's Private Rented Sector is worth an estimated £1.4 trillion, yet fewer than 20% of landlords use a specialist broker to access the best rates available in the whole-of-market.

Bridging is short-term finance. If your broker hasn't rigorously stress-tested exactly how you will exit the loan (via sale or refinance), you risk hitting the end of the term and triggering exorbitant penalty rates.

A specialist commercial broker does far more than just 'find money'. They aggressively negotiate the structure of the debt, remove draconian exit penalties, and protect your cash flow, which easily outweighs their fee.

Unlike simple residential mortgages, unregulated development finance is highly complex. A delayed drawdown or stalled project costs thousands of pounds a day in idle contractor fees and mounting interest.

The unregulated finance space (commercial, heavy refurb, bridging) operates on completely different underwriting models. Using a residential broker for commercial debt is like using a GP for brain surgery.

A good broker balances maximum leverage with maximum protection. Getting 75% LTV is useless if one minor delay allows the lender to seize your personal home under an uncapped personal guarantee.

Under Class Q permitted development rights, you can convert certain agricultural buildings into residential dwellings without full planning permission.

Limited Company (SPV) buy-to-let mortgages allow landlords to deduct 100% of mortgage interest as a business expense—a major advantage since Section 24 removed this relief for personal landlords.

HMO properties typically generate 30–50% higher gross yields than standard buy-to-let properties of a similar size and location.

Development finance lenders will often fund up to 100% of build costs when the borrower provides land as security—meaning no additional cash is required for construction.

Commercial mortgages can cover mixed-use properties such as a shop with a flat above, with specialist lenders able to structure the deal against the entire building's blended income.

Retained interest bridging loans add all monthly interest to the loan upfront, meaning borrowers make zero monthly payments during the term—ideal for development projects with no cashflow until sale.

Planning permission for permitted development conversions—such as office-to-residential—typically adds 20–40% to the Gross Development Value before a single brick is laid.

The average UK bridging loan term is 12 months, but most are repaid within 6–8 months. Most specialist lenders charge no early repayment charges for settling ahead of schedule.

Buy-to-let stress tests typically require rental income to cover 125–145% of the monthly interest payment, but this threshold drops to 100% for limited company borrowers with some specialist lenders.

SDLT on commercial property is charged at 0% on the first £150,000—significantly lower than residential rates and a key reason many investors hold commercial assets in their own name.

A mixed-use block of flats can qualify for commercial mortgage terms if the building contains at least one commercial unit—often unlocking higher LTVs than standard buy-to-let products.

Second-charge bridging loans allow you to raise capital against an existing property without disturbing your first mortgage—useful for short-term refurbishment funding or bridging a deposit gap.

Ground-up development finance typically funds up to 60–65% of Gross Development Value, meaning developers need a proven track record and retained equity to access the most competitive terms.

Light refurbishment bridging products are underwritten against the post-works value rather than the purchase price—bridging the gap between acquisition and buy-to-let refinance.

UK development finance lenders increasingly use QS-led drawdown structures, where a Quantity Surveyor certifies each construction stage before releasing funds—reducing lender risk and enabling higher advance rates.

Bridging loans on uninhabitable properties are readily available from specialist lenders, whereas standard buy-to-let mortgages require the property to be immediately lettable with a functioning kitchen and bathroom.

HMO properties with 5 or more occupants require a mandatory licence from the local authority—unlicensed HMOs can face fines of up to £30,000 and rent repayment orders from tenants.

We secure competitive Limited Company mortgages from specialist lenders outside the high street, and leverage investment block valuations to ensure maximum loan-to-value against your rental yield.

Unlike residential mortgages, commercial loans on rural land or agricultural properties typically require a heavy cash injection of 30-40%.

Unregulated bridging finance is the primary tool for acquiring rural land quickly before planning is granted.