Fast Bridging Loans

We can secure funds within 72 hours for urgent property transactions.

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Fast Bridging Loans

We are experts in arranging low-cost, fast bridging loans on residential and commercial property transactions in the UK. At Clifton Private Finance, we can help you find the best bridge loan available and one suited to your own circumstances – especially at short notice.

  • Funds can be available as quickly as 72 hours
  • Same day terms
  • Urgent bridging loans from £50,000 to £25m.
  • Market leading rates from 0.55% pm.
  • Fast automated valuation for property options. 
  • Joint legal representation options - meaning just one solicitor acting for the lender & client (saving time & money)

 Bridging Case Studies

 

Low Cost Drawdown Bridging Loan for Development Exit | Case Study
Low Cost Drawdown Bridging Loan for Development Exit
Area
Kent
Capital Raised
£900k
Date
February 2025
Commercial Bridging Loan to Refinance Hotel Before Sale
Commercial Bridging Loan to Refinance London Hotel Before Sale
Area
London
Capital Raised
£13.8m
Date
January 2025
Resolving Complex Debt Issues with a Bridging Loan | Case Study
Resolving Complex Debt Issues with a Bridging Loan
Area
Romford
Capital Raised
£135k
Date
November 2024

 

Why Our Customers Trust Us

In a competitive property market, bridging loans offer a strategic advantage, providing rapid access to funds to secure lucrative opportunities.

business finance rates

Market-Leading Rates

We provide access to market-leading rates for every client, thanks to our relationships with close to 100 bridging lenders.

Award Winning Team

Multi-Award-Winning Team

Our team of bridging advisers have over 40 years of experience and are qualified to the highest level. We're proud to have numerous customer service awards to our name.

independent advice

Fully Independent

As an independent brokerage, we focus on your best interests when comparing finance: from costs and terms to speed of service.

To book a free, no-obligation call with an adviser to discuss your options, contact us today.

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Our Experts

Our dedicated bridging finance team are CeMAP qualified and have over 40 years of experience. Meet The Team

Fergus Allen

Head of Bridging CeMAP

 

Mathew Phillips

Senior Finance Broker CeMAP

 

Paige Dumpleton

Finance Broker CeMAP

How We Work

1. Get a Customised Quote

Our bridging specialists will take a detailed look at your plan and provide a sense-check on whether it’s achievable, what the terms and cost estimates are, and if indeed bridging finance is the best route for you.

 

2. Secure A Decision in Principle

Within 24-48 hours, we should have your Decision in Principle secured from the lender. You can present this to estate agents and sellers to showcase your buying power. We can also speak to each party directly to strengthen your case.

3. Submit Your Application

When you’ve had your offer accepted, we’ll submit your application, and the valuation process and legal work can begin. We'll act as a mediator between all parties, making sure the deal is progressing as efficiently as possible and smoothing out any complexities along the way.

4. Finance Your Purchase

We will keep you updated and informed until you receive funds from the lender and your transaction is complete. And for any queries you have throughout the course of your loan, we’re always here to help.

Speak to a bridging specialist today

Make your property ambitions a reality and find out if bridging finance could work for you. We’ll guide you through the process and take care of the heavy lifting.

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Guide to Fast Bridging loans

with Fergus Allen & Sam Hodgson

Last Updated: 02/06/2025

 

When it comes to buying property in the UK, speed is very much of the essence. Cash buyers have all the advantages, able to swoop in quickly and snap a sale before traditional buyers reliant on a mortgage have barely got their paperwork sorted. It can seem unfair, especially if you are gazumped on a dream property - surely, there’s an answer.

And there is. Bridging finance is a powerful funding tool that provides the rapid response needed to snatch opportunities and work around the tortoise-like nature of standard mortgages - but how fast is it, and how does it work in reality? At Clifton Private Finance, we’re experts on bridging finance - especially when it comes to getting it in place quickly. Let us tell you how.

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What is Bridging Finance?

We’re written in depth on bridging finance here at Clifton Private Finance. A short-term funding solution for property purchases, bridging finance is one of the key tools for property buyers across the UK. To understand more about how it works, its upsides and downsides, and whether it’s right for you, read our comprehensive Guide to Bridging Loans. But how can it be so rapid?

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The Weight of Mortgages

To understand the speed of bridging finance, it’s important to first understand the other side of the coin - the traditional mortgage. Mortgages have been used for thousands of years to change ownership of property from one person to another, and are now the primary lending structure for buying houses and land.

As a long-term loan, there’s plenty of risk associated with a mortgage from the perspective of a lender. They don’t really want to go through the administrative challenge of repossession and resale, and would far prefer a solid and trusted borrower who pays their debt with interest every month until the sum of the borrowing is finally repaid, often 25 years later. Combined with the need for responsible lending and making sure the needs of the borrower are fully considered, mortgages are somewhat complicated financial arrangements with in-depth valuation and underwriting to make sure everything is perfectly in order.

All these checks and balances take time. From the moment you apply for a mortgage, to that day that the money is transferred to the seller to complete the contract, people work like busy bees in the background, checking the legal status of the land, your personal credit history, the provenance of your deposit, and a whole lot more. Only once all that is done to satisfaction, is the mortgage put in place.

This means even the most efficient mortgages take weeks, and any hiccoughs along the way can easily stretch that to a couple of months.

It’s not the humble mortgage’s fault - it’s a solid framework for long term financial security, but it does make them a little less flexible than the speedy property market wants.

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The Power of Bridging Finance

One of the key aspects of bridging finance is that it’s short term. This is not a funding option that you expect to stretch on for years, but something that provides money right now under the expectation that it’s coming back (along with interest) in a few months. Most bridging finance is done on 12 months terms, and it is only the very rare specialist finance that passes the two year mark.

That’s not to say bridging finance is irresponsible - far from it. When using bridging finance for a new home, it is fully regulated by the FCA and comes with a range of protections. But with a far lighter load of considerations, bridging finance has the flexibility needed to move quickly in a fast-paced environment.

The Boost of Broker-Lender Relationships

One of the other factors in speedy bridging finance is the ability to convey the essential information over to the lender. When you want your loan approved quickly, you want to speak directly to the decision maker at the lender, put your case forward for why you’re a good borrower they can trust with a clear exit strategy, and give them the opportunity to say ‘yes’ without any further delays.

There’s no way that happens when it comes to walking into one of the high street banks to apply for a mortgage. You’re so far removed from the final decision making process, that it can feel like standing in an endless queue. Similarly, trying to make your own bridging finance application directly to a specialist lender has its own hurdles - complex online forms and no real way to stand out from the crowd.

The absolute best way to make sure you’re considered quickly is to be introduced by someone the lender trusts - no one does this better than Clifton Private Finance.

Our established broker-lender relationships cut through the red tape to expedite your application. We have spent years building up strong connections with the many lenders that make up the UK bridging finance marketplace, so when you come to us for your bridging finance needs, you know you’re jumping to the head of the queue.

 

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The Smoothness of Pre-Approved Applications

Another specialist broker advantage we provide our customers is our expertise when it comes to making applications. We know the criteria the lenders are looking for, we know which lender prefers one thing and which lender likes another, we know which lenders are swamped at the moment and which have cleared their desks and are likely to move quickly on new application. We know the level of funding you’re likely to secure and the evidence you will need to show to get it.

And we help you with all of it.

By partnering with us, your application process doesn’t take days or weeks, it can be brought down to a few hours. When time is of the essence, the expertise of a specialist bridging advisor makes all the difference.

The Advantage of Rapid Bridging Finance

What does the speed of bridging finance bring you? In a rapidly moving property market, it can make all the difference:

  • Secure your dream home immediately, making gazumping impossible
  • Purchase auction property, knowing you can get the funds in place before the auction deadline
  • Move fast to get a new home without waiting for your existing property to sell
  • Get funding to pay for a care home and support if an emergency arises later in life
  • Snap up an investment opportunity before someone else swoops in
  • Buy land or property when market conditions make it a bargain, before things change

How Fast is Bridging Finance

You understand how it is we can get you bridging finance so quickly? But what are the numbers? At Clifton Private Finance, we’ve been able to get our clients substantial sums of bridging finance in a little over a week.

Speaking to Clifton Private Finance

There’s no time to waste! If you’ve got time pressures and need to finance a property purchase as soon as possible, then we at Clifton Private Finance have the answers. Call us immediately to speak to a specialist bridging finance advisor and let us get the ball rolling to your rapid funding solution.

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Frequently asked questions

You can find the most common questions asked about bridging loans below. If you have a question that isn't answered here, please email us at helpdesk@cliftonpf.co.uk

About Bridging loans

Here are some of the most common alternatives to bridging loans:

  • Second-charge mortgages
  • Remortgaging
  • Equity Release
  • Personal Loan
  • Savings or Family Support
  • Development Finance
  • Commercial Mortgages
  • Refurbishment Loans

We break down each of these other financing tools in our full guide to alternatives to bridging loans

While none of these options provide the flexibility, loan size and low interest rates that bridging loans do for property transactions, you may find they are more appropriate finance options for your specific situation.

No, there is no strict age limit for securing a bridging loan. 

Bridging loans are typically 12 months in duration, which means that there aren't age limits in place like there are for mortgages that can last for 25+ years. 

The main example where age may be an issue is if you plan to refinance your bridging loan with a standard mortgage. In which case, you'll need to be eligible for a standard mortgage to qualify for your bridging loan - and if you are approaching retirement age, this could be an issue and you may be rejected for a bridging loan.

However, we work with specialist equity release and lifetime mortgage lenders that can provide a Decision in Principle for later-life lending (if it's feasible) so that your bridging loan can be approved if it makes sense with your broader strategy. 

No high street banks currently offer bridging loans. Instead, bridging loans are provided by specialist short-term finance lenders.

At Clifton Private Finance, we are a whole of market brokerage that deals with multiple bridging loan lenders, and we act as an intermediary between clients and the lender ensuring the process is smooth and hassle-free, and making sure our clients are getting a good deal.

There are two types of bridging finance: regulated bridging loans and unregulated bridging loans.

It simply depends on the intended use of the property you're purchasing. 

When you or a family member intend to live in the property you’re purchasing with your bridging loan, you’ll need a regulated bridging loan.

If you're getting bridging finance on property that you or a family member will not be living in, or if it’s a commercial property, then you’ll need an unregulated bridging loan (commercial bridge loan). 

And if you intend to sell the property to repay your bridging loan (flipping the property) instead of refinancing or selling another property, you’ll get an unregulated bridge loan.

Regulated bridging loans are authorised and regulated by the FCA and are usually locked to a 12-month maximum term.  Unregulated bridging loans, meanwhile, can have extended periods of up to 36 months and are generally more flexible.

If you’re unsure, it’s best to speak to a qualified adviser to go over exactly what you need and find the best bridging loan for you.

Yes, bridging loans are generally considered safe provided they are used for suitable property transactions. Speaking to a bridging loan adviser is recommended if you're unsure about the risks and suitability of a bridging loan for your situation. 

Generally speaking, the main risk of a bridging loan is that if you cannot repay the loan, your property can be repossessed and sold to clear your debt.

For example, if you take out a bridging loan to buy a new property but your existing property fails to sell and you cannot recoup the funds, this could become a risk. However, bridging lenders always require their own valuations for any property involved in a bridging transaction to combat this.

Another example could be that you're unable to secure a mortgage to refinance your bridging loan. At Clifton, we make sure your remortgage plans are sound if this is your bridging loan exit strategy, and can even arrange your mortgage for you through our dedicated mortgage advice service on the other side to smooth the process.

Repayments

You cannot turn a bridging loan into a mortgage, but you can repay a bridging loan with a mortgage and effectively refinance it into a long-term arrangement. 

This is common when buying an unmortgageable property with a bridging loan, carrying out refurbishments, and then mortgaging it once it is wind and water-tight and a new valuation has been carried out. 

This is also common for properties bought at auction where a mortgage would be too slow to arrange, and so a bridging loan is used which is then replaced with a mortgage later.

A bridging loan exit strategy is simply the way in which you plan to repay your bridging loan. 

The most common exit strategies are selling an existing property, selling the property you're purchasing, refinancing with a mortgage, or a combination. 

Other more unique exit strategies can include selling a business, receiving a pending inheritance, or receiving a large tax rebate.

You do not pay monthly instalments towards the capital loan of your bridging loan. Some bridging loans require you to repay the interest accrued each month, but most lenders will actually give you the option to roll this up into the loan value, meaning you repay it with your lump sum at the end and have absolutely no monthly commitments. 

It's worth noting that as soon as you pay off most bridging loans, you stop accruing interest - so, the quicker you pay it off, the less expensive it will be, and there are typically no ERCs (early repayment charges).

If there is a purchase involved, bridging loans are paid from the lender to the lender’s solicitor, then to the client’s solicitor, and then to the seller’s solicitor - so, you as a client will not see the funds in your own account - similar to a mortgage.

If there is no purchase involved (for example, for a bridging loan for home improvements before selling), the funds go from the lender to the lender's solicitor, to the client’s solicitor, and then to the client's bank account. 

In terms of how bridging loans are repaid by you, they are repaid as a lump sum, either at the end of your term or during it. You can choose to either 'service' the interest, so pay the interest back monthly, or roll it up into the value of the loan to also pay this off as a lump sum along with the capital.

Deposits and terms

Regulated bridging loans (for residential properties) are typically 12 months, however, some non-regulated bridging loans for buy to lets and commercial properties can be up to 36 months. 

Some lenders are more flexible on term durations than others, and it can be a case-by-case basis as to whether you'll get approval for a longer loan term.

Almost all regulated bridging loans are short-term, and have a duration of 12 months.

Bridging loans are short-term by nature. However, there can be some flexibility on term length, particularly for unregulated bridging. For example, bridging for development projects, flipping properties, buy to let bridging loans and commercial bridging loans can all have longer terms up to 36 months. 

Some bridging loan lenders allow you to extend your term if at the end of 12 months your property hasn't sold or your alternative funding hasn't come through yet - however, this is down to the lender's discretion and there are no guarantees. It's important to be aware of the risks of bridging loans, and your property can be seized and sold to compensate for failure to repay. 

You can effectively secure a loan for 100% of a property value, but only if you have other property as security to keep your overall loan-to-value below 80%.

So, if you're getting a loan for 100% of a property value, you'll need another property in the background to secure it against. 

The easiest way to see if you're eligible is either to give us a call or use our bridging loan calculator that automatically calculates your LTV.

You don't necessarily need a deposit for a bridging loan in the traditional sense of cash reserves, but you do need security for your loan in the form of another property or asset to keep the loan-to-value below 80% at a maximum.

For example, if you're buying a £300k property with a £300k bridging loan, you'd need another property to secure the loan against along with the property you're buying, or else your loan to value would be 100%. 

Miscellaneous

Understanding the difference between net and gross calculations is essential when comparing deals from bridging loan lenders.

The calculation determines the maximum LTV (Loan-to-Value), how much you can borrow, and how much you will eventually repay.

Here’s the difference:

When calculating the net loan amount for bridging loans, the borrower deducts the loan costs and additional fees (such as the arrangement fee) from the total loan amount - this is known as net loan calculation.

Contrary to that, gross loan calculation is based on the loan amount the borrower can receive without deducting any costs or fees.

In brief, the gross loan calculation represents the total amount available to the borrower, while the net loan represents what the borrower ultimately receives after deductions.

Which calculation do lenders use for bridging loans?

A common complication arises when it comes to comparing bridging lenders, as different lenders advertise their bridging loan products differently. The upshot of this, is that it can become difficult to determine if a higher LTV (loan-to-value) represents the actual amount you could receive.

Lenders typically use a gross loan calculation when advertising or promoting their bridging loan products.

This is because the gross loan amount represents the maximum loan amount the borrower is eligible to receive, and can be used as a marketing tool to attract potential borrowers.

Nevertheless, the net loan calculation is used when negotiating an agreement, which is the amount the borrower will receive after deducting fees and other costs.

Borrowers are responsible for repaying this amount, and lenders will use that amount to determine repayment schedules and other loan terms.

How a broker can help with bridging loan calculations

A broker can assist with bridging loan calculations by providing clarity, expertise, negotiation skills, and a comparison of loan options to help you make more informed decisions.

A first charge bridging loan refers to a bridging loan that is the only charge against the property, i.e., there is no existing mortgage on that property.

A second charge bridging loan is when there is already a mortgage on the property that the bridging loan is being secured against. 

In the event of repossession, the 'first charge' has the legal right to be repaid first, before the 'second charge', which is why second charge loans can be slightly more expensive as they're a greater risk to lenders.

It is still entirely possible to secure a second-charge bridging loan and they are common within the industry. 

Yes, your bridging loan lender will require a new valuation to be carried out for all properties in your bridging loan transaction. 

In some cases, we can work with lenders that can facilitate a 'desk valuation', which is a valuation carried out online based on the local property market, images of the property and the specifications of the home - this can save a considerable amount in fees and speed up your application, but it's not always possible, especially for higher value properties. 

Yes, you can get a bridging loan with bad credit. 

While lenders will look at your credit score and factor it into your application, there is no requirement for regular loan servicing with a bridging loan, and so your income is not analysed and your credit score is significantly less important than with a mortgage. 

Using funds from a bridging loan to purchase a property puts you in a strong position as a buyer - similar to that of a cash buyer. 

Being a cash buyer is attractive to sellers because there is no onward chain requirement, and the funds are ready to go for the purchase.

Using a bridging loan also eliminates the need for the chain to complete, and puts you in a position where funds can be available in a matter of weeks for completion; effectively rendering you a cash buyer to prospective sellers.

Let us do all the hard work of finding the right bridging lender for your circumstances. We secure bridging finance for applications of all types, and we negotiate competitive lending to meet your needs and timescales.

Fergus Allen
Head of Bridging CeMAP

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