The situation
Most auction buyers get caught the same way: valuation delays, legal packs missing searches, or a lender who quietly won't lend on the property type. By day 20 the deal is fragile. By day 25 the deposit is at risk.
How we approach it
We work backwards from the completion date. Lender chosen on day one for asset fit, valuer instructed same-week, legals run in parallel not in sequence. If it's genuinely undoable we tell you on day one — not day 26.
What that looks like in practice
- Terms typically issued within 24 hours of receiving the legal pack
- Direct instruction of AVM or desktop valuations where the lender allows
- Solicitors we know who handle auction cases weekly, not occasionally
- Exit strategy stress-tested before drawdown — refinance or sale
- Regulated or unregulated bridging depending on the property use
Typical timeline
- Day 0-1Legal pack reviewed, lender matched, terms issued.
- Day 2-7Valuation instructed, solicitors briefed, ID/AML complete.
- Day 8-20Underwriting, valuation report, legal enquiries answered.
- Day 21-28Offer, funds drawn, completion.
Common questions
Can bridging really complete in 28 days?
Yes, routinely — but only if the lender is right, the valuer is instructed within days, and solicitors are on the ball. The failures are almost always operational, not structural.
What if the valuation comes in low?
We plan for it. A 5-10% downvalue is common; the loan is sized against likely valuation, not asking price, so it rarely derails completion.
What's the exit?
Either a term mortgage (BTL, commercial or resi) or a sale. We won't draw a bridge without a credible exit already in view.
Send the legal pack
We'll come back within 24 hours with a candid view on whether 28 days is achievable and on what terms.