Real situations

Property finance scenarios

Fifty real-world funding situations we handle regularly — from 28-day auction bridges to portfolio refinances, development exits and MBO funding. Find the one closest to yours or call for a same-day conversation.

Bridging Finance

All bridging pages →

Auction purchase with a 28-day completion

Contracts exchange on the hammer and you have 28 days to complete or forfeit your deposit.

Chain break — buying onward before your sale completes

The buyer of your current home pulled out (or hasn't been found) but your onward purchase is ready to complete.

HMO conversion — refurb bridge then refinance

The property needs works, licensing and tenants before any high-street lender will touch it — but you need the money to buy and refurb now.

Development exit finance

The scheme is finished but units are still selling — and every extra month on development finance costs materially more than an exit bridge would.

VAT bridge for a commercial property purchase

You're buying an opted commercial property. The VAT is reclaimable — but you still have to fund it at completion.

Heavy refurbishment bridge

The property needs works that go beyond a light refurb — walls moved, roof reconfigured, use changed — and no term lender will touch it until it's done.

Investment bridge

Unregulated bridging for an investment property

The property is an investment (not your main home) and you need speed a term lender can't match.

Auction purchase, refurb, refinance to BTL

The strategy is simple: buy under-priced at auction, add value with a refurb, refinance the improved value onto BTL and pull most of your capital back out.

Regulated bridge

Regulated bridging on your main home

You need short-term finance secured on your main home — chain break, downsizing, or a specific short-term need.

Planning bridge

Bridging finance to unlock planning gain

You're holding a site through planning — funding costs eat into the eventual uplift and the current lender won't fund pre-consent value.

Commercial-to-residential conversion (PDR)

You've bought commercial space with a PDR route to residential — funding through purchase, conversion and refinance/sale needs joined-up structuring.

Commercial auction

Auction finance for commercial property

Commercial property at auction — retail, industrial, mixed-use — needs bridging that understands the asset class and can complete in 28 days.

Commercial Loans

All commercial mortgages pages →

Portfolio strategy

Portfolio refinance — releasing equity across a BTL portfolio

You've built a portfolio but individual mortgages sit on inefficient rates, and equity is trapped that could fund the next tranche of purchases.

Buying your own commercial premises

Rent is a permanent cost; a mortgage builds equity — but the numbers only work with the right lender, structure and LTV.

Capital release

Sale and leaseback of an industrial unit

The building is worth more to your business as capital in the trading operation than as an owned freehold sitting on the balance sheet.

Semi-commercial

Mixed-use property — shop with flat above

The property is neither pure residential nor pure commercial — and most lenders sit on one side of that line or the other.

Healthcare property

Care home purchase finance

Care home lending is a specialist market — the property, the operator, the CQC rating and the trading accounts all matter, and standard commercial lenders won't engage.

Development loan

Ground-up development finance

You've secured the site and have consents — now you need funding for land purchase and construction, tranched to match the build programme.

Ltd Co structuring

Move BTL from personal name into a limited company

Section 24 has hurt personal-name landlord tax bills — but transferring to a Ltd Co carries stamp duty and CGT.

Self-build mortgage

You're building your own home and need staged funding through land purchase, foundations, wall plate, wind-and-watertight and completion.

Covenant strategy

Commercial refinance where tenant covenant is weak

Your current lender is nervous about the sitting tenant — SME with limited accounts, short lease, or an unrated covenant — and the refinance is stuck.

Hospitality finance

Restaurant or pub purchase finance

Hospitality lending assesses the operator and trading accounts as intensely as the bricks-and-mortar — and most commercial lenders don't underwrite hospitality.

Cash-out refinance on a BTL

A property you own has grown in value — releasing that equity funds the deposit for the next purchase, compounding portfolio growth.

Industrial finance

Warehouse and industrial refinance

Industrial and warehouse property has re-rated strongly — refinancing captures the value gain and often materially reduces your rate.

Student property

Student accommodation purchase finance

Student property is a specialist niche — different lender panel from mainstream BTL, different valuation basis, different licensing.

Mixed-use build

Mixed-use development finance

Mixed-use schemes need lenders comfortable with both commercial and residential elements — a narrower panel than pure resi development.

Agricultural finance

Agricultural and farm finance

Agricultural lending is its own market — subsidy income, land values, and long-hold horizons need lenders that genuinely understand rural business.

Expat borrowing

Expat mortgage — buying UK property from overseas

Buying UK property from overseas — investment or second home — needs lenders comfortable with foreign income, non-UK tax status, and remote KYC.

Mixed portfolio

Portfolio refinance across mixed property types

Your portfolio spans residential, commercial and mixed-use — refinancing individually is inefficient, but few lenders will facility the whole thing.

First BTL purchase — starting a portfolio

First BTL purchase — done thoughtfully it's the foundation of a portfolio, done poorly it's a headache and a poor return.

Large single-asset commercial loan

Large single-asset deals need lenders comfortable with the ticket size — different panel from mid-market, different pricing, different structuring.

Holiday let mortgage

Short-let and holiday let property doesn't fit standard BTL — income is occupancy-based, seasonal and often through platforms.

Medical finance

GP, dental and medical practice finance

Medical practice lending is a distinct market — different lender panel, different underwriting, different pricing.

First commercial

First commercial property purchase

You've done residential BTL and want to buy a commercial property — the underwriting and structuring are different, and the mistakes are different too.

Maturity refinance

Commercial mortgage maturity refinance

Your commercial mortgage is maturing — the incumbent lender's offer may or may not be the best available, and structural changes may improve the deal.

Commercial refinance to improve terms

Your current commercial mortgage has years to run but the rate is uncompetitive — refinancing mid-term captures better market rates.

Non-standard construction

Non-standard construction property finance

The property is a non-standard construction — timber-frame, thatched, concrete or steel-frame — and mainstream lenders won't touch it.

Ltd Co portfolio

Ltd Co portfolio refinance — 10+ properties

You hold 10+ BTL properties in a Ltd Co and want to refinance across the portfolio — individually is inefficient, holistically needs specialist lenders.

Block of flats — freehold purchase finance

You're buying a freehold block — 4+ flats — and need commercial-style lending rather than individual BTL mortgages.

Business Loans

All business loans pages →

Second-charge business loan against your home

You have equity in your home and the business needs capital — but re-mortgaging would sacrifice a cheap fixed rate.

SME acquisition finance

You've agreed heads on an SME acquisition — now the finance package needs to close the deal without overleveraging the combined business.

Cashflow facility

Working capital facility for a trading SME

The bank overdraft isn't big enough, isn't flexible enough, or has been withdrawn — but the business needs headroom to trade through seasonal or growth cycles.

Management buyout finance

You're buying out the existing owner and need to structure debt that lets the deal complete without crushing the business afterwards.

Distressed refinance — business turnaround

The business has had a difficult period but there's a genuine turnaround plan — mainstream lenders won't engage but specialist funders will.

Buying out a business partner

Your business partner is exiting and you need capital to buy their shares — funded by the business, not personal cash.

Growth capital for a scaling business

The business is scaling and needs capital to hire, market, or expand — but you'd rather fund it than dilute equity.

Tax loan for VAT and corporation tax

A quarterly VAT bill or annual corporation tax payment lands and consumes working capital that the business needs for trading.

Invoice Finance

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Growth cashflow

Invoice finance to fund rapid growth

Sales are growing but working capital is trapped in receivables — every new customer widens the funding gap.

Recruitment funding

Invoice finance for recruitment agencies

You've placed contractors — but clients pay on 60-90 days and you have to make payroll on Friday.

Construction cashflow

Invoice finance for construction and trades

Construction cashflow is uniquely difficult — applications for payment, retentions, pay-when-paid clauses all combine to trap capital.

Asset Finance

All asset finance pages →

Asset finance for plant and machinery

You need the equipment to fulfil the contract, but paying cash strips the working capital you need to actually deliver.

Green energy and solar finance

You want to install solar, EV charging or heat pumps — the payback is compelling but the capex is significant and you'd rather fund it than fund it from cash.

Private Finance

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Private banking

High-net-worth private mortgage

Standard lenders reject on affordability calculations that don't understand your income structure, asset base or property type.

Second home HNW

High-value second-home mortgage

You're buying a high-value second home — coast, country, London — and standard second-home lenders cap out below the property price.