How to get bridging finance

Bridging finance, as the term suggests, is a financial instrument designed to bridge the gap during a short-term financial need or when there is a delay in securing long-term finance. In essence, it’s a short-term loan often utilised in real estate transactions to provide quick capital for purchasing a property before a more permanent financing solution can be arranged.

In the United Kingdom, bridging finance has become an increasingly popular financing option. This is especially true in the bustling property market, where quick decisions and immediate access to funds can mean the difference between securing a lucrative property deal or losing out to the competition. Bridging loans, with their fast processing times and short repayment periods (typically between 6-18 months), offer an attractive solution in such situations.

Bridging finance operates quite differently from traditional mortgage financing. The amount of loan offered and the interest rates applied are primarily based on the value of the property being purchased rather than the borrower’s income or credit score. This is why bridging finance is often seen as a flexible and accessible form of lending, although it can be more expensive due to higher interest rates.

There are two main types of bridging loans: ‘closed’ and ‘open’. A closed bridging loan is for borrowers who have already exchanged contracts on their property sale but are waiting for it to be complete, while an open bridging loan is for those who have found their ideal property but haven’t yet sold their current one.

The application for a bridging loan is a relatively straightforward process but requires careful consideration due to the high-interest rates and associated fees. It’s also critical to have a solid exit plan, which is usually the sale of the property or securing a longer-term financing solution like a mortgage.

Understanding the UK Bridging Finance Market

The UK bridging finance market is a dynamic and growing sector that has seen significant expansion over the past few years. It has become an important tool for investors, property developers, and even homeowners who need quick access to funds. Here’s an overview of the UK bridging finance market to help you understand its operation and impact.

Learn more: What is a bridge loan?

Size and Growth of the Market

As of the last few years, the bridging finance market in the UK has been experiencing substantial growth. This has been largely driven by increasing property prices and the tightening of traditional lending standards, which has made bridging finance a more attractive proposition for those in need of short-term capital. According to the Association of Short-Term Lenders (ASTL), the value of bridging loans written by its members had risen to over £4 billion by the end of 2019, a clear indication of the growing popularity of this form of financing.

The Players

The UK bridging finance market consists of a wide range of lenders, from smaller specialist firms to large, mainstream banks. Specialist lenders have gained considerable market share due to their flexibility, speed, and willingness to lend on properties that mainstream banks may deem too risky. However, many traditional banks have also established dedicated bridging loan departments to cater to this growing demand.

Regulation

Bridging finance in the UK is primarily regulated by the Financial Conduct Authority (FCA). Lenders that provide regulated bridging loans must follow strict rules to ensure fair and transparent lending practices. However, unregulated bridging loans also exist and are typically used for commercial properties or investment purposes. It’s crucial to understand the differences and implications of choosing between a regulated and unregulated bridging loan.

Interest Rates and Terms

The terms of bridging loans in the UK can vary significantly, but most have a term of 12 months, with some lenders offering terms as short as one day or as long as 36 months. Interest rates also vary depending on the lender, the risk of the loan, and the borrower’s circumstances. The rates can be higher than conventional mortgages due to the short-term and flexible nature of bridging finance. However, as competition in the market has increased, rates have generally become more competitive.

Applications and Uses

Bridging finance is used widely across the UK for a variety of purposes. Property investors often use it to ‘bridge’ the gap between the purchase of a new property and the sale of an existing one. Developers use it to fund renovation or development projects. Some homeowners use it to fund the purchase of a new home before selling their current one.
Overall, the UK bridging finance market is a vital part of the broader financial ecosystem, providing fast, flexible, and reliable solutions for a variety of short-term financial needs. As with all financial decisions, understanding the market and seeking professional advice is key to making the right decisions.

Why you might need Bridging Finance?

Bridging finance can be a flexible solution to a range of short-term financial needs. Here are several scenarios where you might consider this type of financing:

Buying a New Home Before Selling the Old One: If you’ve found your dream home but haven’t yet sold your existing property, a bridging loan can provide the funds needed to make the purchase. Once your old home sells, you can use the proceeds to pay off the bridging loan.

Property Auction Purchases: At property auctions, successful bidders typically need to pay a significant portion of the purchase price within a short period, often 28 days. Traditional mortgage applications can be time-consuming, so a bridging loan can help you quickly secure the property.

Property Renovation or Conversion: If you’re a property developer looking to renovate or convert a property before selling it or arranging long-term finance, a bridging loan can provide the necessary funds. This scenario is common when a property isn’t in a habitable condition, making it difficult to secure a conventional mortgage.

Capital for a Business Opportunity: Businesses sometimes encounter short-term cash flow problems or have an urgent need for funds to seize a promising opportunity. In such cases, if the business owns the property, a bridging loan can be a fast and effective way to raise capital.

Chain Break in a Property Sale: If you’re buying a new home and the sale of your existing home falls through at the last minute (a situation known as a ‘chain break’), a bridging loan can keep the purchase on track.

Paying a Tax Bill: If you’re faced with an unexpectedly large tax bill and don’t have the immediate funds to cover it, a bridging loan could provide a short-term solution, helping you to avoid penalties.

Buying a Non-Standard Property: Some properties, like those made of non-standard materials or of unusual construction, can be difficult to finance with a traditional mortgage. A bridging loan can help you purchase such a property, allowing time to refurbish or modify it to meet mortgage lender requirements.

These are just a few examples of situations where bridging finance can be a helpful tool. However, due to the short-term and typically higher-cost nature of bridging loans, they should be considered as a last resort or as part of a well-planned financial strategy. It’s always advisable to consult with a financial advisor or broker who is knowledgeable about the UK bridging finance market before making a decision.

Step-by-step guide on obtaining bridging finance in 2024

Obtaining bridging finance in the UK involves several key steps. Here is a step-by-step guide:

Step 1: Determine Your Needs

First, clearly define why you need a bridging loan and ensure that it is the best option for your situation. Consider the amount you need, how quickly you need it, and how you plan to repay it (your ‘exit strategy’).

Step 2: Research and Consult

Do some initial research on different bridging finance providers and the terms they offer. It can be beneficial to consult with a financial advisor or a broker who specialises in bridging loans at this stage. They can provide advice tailored to your circumstances and may have access to exclusive loan deals.

Step 3: Preliminary Application

Once you’ve chosen a potential lender, you will typically need to complete a preliminary application. This will provide the lender with an overview of your loan request, including the amount, the purpose of the loan, your proposed security, and your exit strategy.

Step 4: Property Valuation

If your preliminary application is approved, the lender will arrange for a valuation of the property being used as security for the loan. This valuation will determine how much the lender is willing to lend.

Step 5: Formal Application

After the valuation, you will need to complete a formal loan application. This application will require more detailed information and will usually involve a credit check.

Step 6: Legal Work and Documentation

If the formal application is approved, legal work will commence. This includes preparing the loan agreement and registering the lender’s charge over the property. During this step, you’ll need to provide any additional documentation requested by the lender.

Step 7: Loan Funding

Once all the paperwork is complete and the lender’s conditions have been satisfied, the loan funds will be released. Depending on the lender, this process, from initial application to fund release, can take anywhere from a few days to a few weeks.

Step 8: Repayment

Bridging loans are typically repaid as a lump sum at the end of the loan term rather than monthly repayments. You should have your exit strategy in place to ensure you can repay the loan at the appropriate time.

While this guide provides a general overview, the exact process may vary depending on the lender and the complexity of your individual circumstances. It’s always recommended to seek advice from a professional when considering a bridging loan.

Learn more: Bridge loan financing: What is it and how does it work?

Tips on choosing the right lender

Choosing the right lender for a bridging loan is crucial. Here are some tips to guide you in making an informed choice:

Consider the Lender’s Expertise: Not all lenders are experienced in providing bridging loans. Ensure that your chosen lender understands the market and the specific challenges and opportunities that bridging finance can present. They should have a track record of providing this type of loan and have knowledgeable staff who can guide you through the process.

Check Their Financial Stability: It’s essential to choose a financially stable lender, especially in an uncertain economic climate. Do some research on their financial health and performance.

Assess the Loan Terms: Scrutinise the terms of the bridging loans offered by different lenders. This includes the interest rate, the length of the loan, and any fees or charges. Be sure you fully understand these terms before making a decision.

Consider Speed and Flexibility: One of the main advantages of bridging loans is speed. The lender you choose should be able to process your loan quickly. In addition, they should be flexible enough to accommodate your unique circumstances.

Look for Transparency: The lender should be transparent about all the terms of the loan. This includes any fees or charges that will be applied. Avoid lenders that are not forthcoming with this information.

Check Their Reputation: Look for reviews or testimonials from previous customers. This can give you a sense of the lender’s reputation and customer service. You could also consider asking for recommendations from trusted advisors or peers who have used bridging finance in the past.

Regulated vs Unregulated Loans: Determine whether you need a regulated or unregulated bridging loan. Regulated loans are subject to more rules and oversight by the Financial Conduct Authority (FCA), providing an extra layer of protection for the borrower.

Consult a Broker or Advisor: Consider consulting a broker or financial advisor specialising in bridging finance. They can provide advice tailored to your circumstances and may have access to exclusive loan deals not available to the general public.
Remember, choosing a lender is a significant decision. It’s important to take your time, do your research, and seek professional advice if needed. It could be the difference between a smooth, successful experience and a challenging one.

Risks and advantages of bridging finance

Bridging finance can offer a flexible, quick solution for short-term financing needs, particularly in the real estate market. However, as with all financial products, it comes with both advantages and risks.

Advantages of bridging finance

Speed: Bridging loans can often be arranged faster than traditional bank loans, often within a few days to a couple of weeks. This speed can be particularly useful in the real estate market, where the ability to move quickly can be crucial.

Flexibility: Bridging finance can be used for a wide range of purposes, from buying property to business funding, and the criteria for approval are often more flexible than traditional loans.

Access to Large Amounts: Bridging loans can provide access to substantial sums, often up to 75% of a property’s value, sometimes more.

Option to ‘Roll-Up’ Interest: Some bridging loans offer the option to ‘roll-up’ interest to be paid at the end of the loan term, which can help manage cash flow.

Bridges a Financial Gap: As the name suggests, bridging finance is designed to bridge a short-term financial gap, allowing you to seize opportunities without having to wait for longer-term finance.

Risks of bridging finance

Higher Interest Rates: Bridging loans typically have higher interest rates than traditional loans. If the loan is not paid off quickly, the cost can accumulate.

Fees and Charges: Bridging loans can come with several fees and charges, including arrangement fees, exit fees, valuation fees, and legal fees. These can add up and increase the overall cost of the loan.

Risk of Property Repossession: If you’re unable to repay the loan, the property used as security can be at risk of repossession.

Dependence on ‘Exit Strategy’: Bridging loans require a clear exit strategy, typically the sale of a property or the arrangement of long-term finance. If this fails, you may struggle to repay the loan.

Regulation: Not all bridging loans are regulated by the Financial Conduct Authority (FCA), particularly those for business or investment purposes. This can mean fewer protections for borrowers.

Case studies of successful bridging finance in the UK

Case Study 1: Quick Purchase at a Property Auction

A property investor attended a local auction and successfully bid on a residential property that he planned to refurbish and resell. He needed to pay the balance within 28 days, but a traditional mortgage application would not be completed in time. He turned to a bridging finance provider who, understanding the urgency, arranged a loan within 15 days, allowing the investor to secure the property. After the refurbishment was complete, the property was sold, and the loan was repaid in full.

Case Study 2: Breaking the Property Chain

A couple found their dream home and were ready to move. However, their existing property sale fell through at the last minute, causing a ‘chain break.’ Rather than lose their new home, they applied for a bridging loan using their existing home as collateral. They successfully purchased their new home using bridging finance, and when their old property eventually sold a few months later, they repaid the loan without any penalties for early repayment.

Case Study 3: Business Cash Flow Solution

A UK business needed a quick injection of cash to fulfil a large order from a new client. However, the traditional loan application process was taking too long, and the business risked losing the client. The business owner decided to take out a bridging loan, using a property they owned as collateral. The loan was approved within a week, providing the needed capital to fulfil the order. Once the client paid for the order, the loan was paid off promptly.

Case Study 4: Refurbishing a Non-Habitable Property

A developer purchased a derelict building with the intention of converting it into apartments. However, traditional lenders wouldn’t provide a mortgage for the property due to its condition. The developer turned to a bridging finance provider who agreed to lend the funds based on the property’s potential value after renovation. The bridging loan was used to complete the renovation, and once the work was done, the developer was able to secure a traditional mortgage and repay the bridging loan.

These case studies are only for illustration purposes to show how bridging finance can be used successfully in different situations. However, as every circumstance is unique, seeking professional advice and carefully considering all options is essential before deciding on bridging finance.

Which lenders offer bridging loans?

The UK bridging loan market is diverse, with many different lenders offering a range of bridging finance products. Here are some of the key players:

1. United Trust Bank (UTB): UTB is an established provider of bridging loans in the UK. They offer loans for a range of purposes, from property purchases to business funding, with competitive rates and flexible terms.
2. Masthaven Bank: Masthaven provides flexible, tailored bridging loans for various purposes. They pride themselves on their personalised approach, looking at each case individually rather than using a ‘one size fits all’ approach.
3. Shawbrook Bank: Shawbrook Bank is another leading player in the UK bridging loan market. They offer bridging loans for both individuals and businesses, with a focus on speed and efficiency.
4. Bridge Finance Direct: This company is a specialist provider of bridging loans, offering loans for a variety of situations, from property chain breaks to auction purchases.
5. Precise Mortgages: Part of the OneSavings Bank group, Precise Mortgages offers a range of bridging loan products for a variety of property-related purposes.
6. Together Money: Together offers a comprehensive range of bridging loans with a strong focus on flexibility and speed of service.
7. MT Finance: MT Finance is a specialist lender offering bridging loans for various purposes, from refurbishment projects to business purposes.
8. Octopus Property: Part of the Octopus Group, Octopus Property offers a range of property finance solutions, including bridging loans.

These are just a few examples of the many providers in the UK bridging loan market. Each lender has different criteria, interest rates, and loan terms, so it’s essential to research and compare different providers before deciding on the right lender for your needs.

What are the specific requirements to qualify for a bridging loan?

The requirements to qualify for a bridging loan can vary depending on the lender, but generally, the following criteria are considered:

Security: One of the primary requirements for a bridging loan is a property or land which can be used as collateral. The loan amount will typically depend on the value of this security. It can be a residential property, commercial property, or a plot of land. Some lenders may also consider other forms of security.

Loan-to-Value Ratio (LTV): Most lenders will look at the Loan to Value ratio – i.e., the size of the loan compared to the value of the property being used as security. Typically, lenders will offer a loan up to 70-75% of the property’s value, but this can vary.

Exit Strategy: Lenders will want to see a clear and viable exit strategy – a plan for how the loan will be repaid. This could be through the sale of a property, the refinance to a longer-term loan like a mortgage, or income from other sources.

Affordability: Even though interest can often be ‘rolled up’ and paid at the end of the loan term, some lenders may still want evidence that you can afford the loan repayments, particularly for regulated bridging loans.

Credit History: While some bridging loan lenders do not require perfect credit history, your credit rating may affect the terms of the loan, including the interest rate and how much you can borrow.

Purpose of the Loan: The lender will want to know the purpose of the loan. Bridging loans can be used for a variety of purposes, including buying property at auction, funding property development, or as a short-term cash flow solution.

Legal Considerations: There may also be legal requirements to meet, such as providing identification for anti-money laundering checks.

How can a bridging loan help in a situation where the property sale chain has broken?

A bridging loan can be a valuable tool when a property sale chain breaks, enabling the purchase of a new property to proceed even when the sale of an existing property has fallen through. Here’s how it works:

A property chain is a series of linked house purchases, each of which depends on the successful completion of the previous sale. If one sale in the chain falls through – for instance, if a buyer pulls out – this can cause a chain break, potentially jeopardising all the subsequent transactions in the chain.

In this situation, a bridging loan can ‘bridge’ the gap, providing the necessary funds to complete the purchase of the new property without having to wait for the existing property to sell. The existing property would typically be used as security for the loan.

The bridging loan would then be repaid once the existing property is sold. This can be a huge relief to homeowners who have found their dream home and don’t want to risk losing it due to a chain break.

However, bridging loans can be more expensive than traditional mortgages, so it’s important to consider all the costs and risks involved. It’s also crucial to have a clear exit strategy – in this case, the successful sale of the existing property – to ensure the bridging loan can be repaid within the agreed term.

As with any financial decision, professional advice should be sought before proceeding with a bridging loan.

What are the common fees and charges associated with a bridging loan in the UK beyond the interest rate?

Beyond the interest rate, there are several fees and charges associated with a bridging loan that borrowers should be aware of. These may vary between lenders but commonly include:

Arrangement or Facility Fee: This is a fee for setting up the loan, usually calculated as a percentage of the loan amount. It typically ranges between 1-2%.

Valuation Fee: This fee is for the lender to have the property valued by a professional to determine how much it’s worth and, thus, how much they can lend against it. The cost can vary depending on the property size and value.

Legal Fees: Both the lender and the borrower will have legal fees to pay. This pays for the legal work involved in setting up the loan, including checking the property title and preparing the loan agreement.

Exit Fee: Some lenders charge an exit fee when the loan is repaid. Not all lenders charge this, and where they do, it could be a percentage of the loan or a percentage of the gross development value (GDV) in the case of a development loan.

Broker Fee: If a broker is used to arrange the loan, they will often charge a fee for their services.

Administration or Completion Fee: Some lenders may charge a fee to cover the administrative costs of arranging the loan or completing the loan agreement.

Early Repayment Charges: If the loan is repaid early, some lenders may charge a fee, although this is not always the case.

Default Interest: If the loan is not repaid within the agreed term, the lender will charge a higher default rate of interest.

Non-utilisation Fee: In some instances, if you don’t draw down the loan within a specific timeframe, some lenders may charge a non-utilisation fee.

Remember, it’s important to understand all the costs involved before proceeding with a bridging loan. The lender should provide a clear breakdown of all charges in their documentation. If in doubt, seek advice from a financial advisor or solicitor.

What types of property can be used as collateral for a bridging loan?

The type of property that can be used as collateral for a bridging loan can vary depending on the lender, but in general, most types of real estate can be used, including:

1. Residential Properties: This can include your own home, second homes, or buy-to-let properties. These can be houses, flats, or apartments.
2. Commercial Properties: This can include offices, retail units, factories, warehouses, restaurants, and more. Some lenders may be more specialised in certain types of commercial properties than others.
3. Semi-Commercial Properties: These are properties that have both residential and commercial components, such as a shop with a flat above it.
4. Land: Some lenders will allow land to be used as collateral, whether it has planning permission or not.
5. Development and Renovation Properties: This can include properties that are in need of significant refurbishment or development projects that are partially completed.

What role can a broker play in securing a bridging loan, and what should I consider when choosing one?

A broker can play a significant role in securing a bridging loan. Their services can prove to be extremely beneficial, especially for those who are unfamiliar with the process or are time-constrained. Here’s how:

1. Expertise: Brokers have a deep understanding of the market, the different lenders, and their criteria. They can help you understand your options and recommend the most suitable products for your specific needs.
2. Access to a Range of Lenders: Brokers typically have access to a wide variety of lenders, some of which may not be directly accessible to the public. This can increase your chances of securing a loan that fits your circumstances.
3. Time-Saving: A broker can save you time by handling most of the process for you, from sourcing quotes to managing the application process.
4. Negotiating Power: Experienced brokers have strong relationships with lenders and may be able to negotiate better terms or rates on your behalf.
5. Guidance Through the Process: A broker can guide you through the application process, help you compile the necessary documentation, and liaise with the lender on your behalf.
6. Help with Complex Cases: If your situation is complex, a broker’s expertise can be invaluable in presenting your case to the lender in the most favourable light.

When choosing a broker, consider the following:

1. Accreditation: Ensure the broker is accredited and regulated by the Financial Conduct Authority (FCA).
2. Experience: Look for a broker with experience in bridging loans and a good understanding of the market.
3. Access to Lenders: Find out which lenders the broker has access to. Some brokers may only work with a limited panel of lenders.
4. Fees: Understand how the broker charges for their services. Some may charge a flat fee, while others may charge a percentage of the loan.
5. Reputation: Check reviews and testimonials to assess the broker’s reputation. Ask for recommendations from trusted sources.
6. Communication: The broker should be clear and transparent in their communication, explaining all aspects of the loan and their services.

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