Flex is a specialist short-term property lender providing bridging and refurbishment finance for property investors and businesses.
Its bridging proposition is built around speed, flexibility and direct access to decision-makers, with a particular focus on situations where a borrower needs to purchase, refinance or release equity against property within a relatively short timeframe.
A key feature of Flex's approach is its relatively small and agile lending team.
Rather than relying on a lengthy chain of decision-making, Flex promotes direct communication with the people able to assess and make decisions on a case.
This can be particularly valuable in bridging finance, where the circumstances surrounding a transaction can be just as important as the basic lending figures and where delays can potentially result in a borrower losing a property or investment opportunity.
Flex states that it can respond to lending requests within 24 hours and often considerably faster, allowing brokers to establish at an early stage whether a proposed transaction is likely to be something the lender can support.
Speed is a central part of Flex's bridging proposition.
The lender is designed to support property transactions where conventional mortgage timescales may not be suitable and currently promotes the ability to complete short-term secured lending within approximately one to two weeks, subject to the circumstances of the case and satisfactory completion of valuation, legal and underwriting requirements.
Flex also works with a panel of solicitors familiar with its processes, with the aim of helping legal work progress in line with the required completion timescale.
Refurbishment is an important part of Flex's bridging proposition.
The lender can provide short-term finance where a property is being acquired or refinanced as part of a refurbishment strategy.
This can be particularly relevant where the property is not currently suitable for conventional long-term mortgage finance and the borrower's strategy is to complete the required works before refinancing onto an appropriate longer-term facility or selling the property.
As with any bridging application, the viability of the proposed exit strategy is an important consideration.
One of the more distinctive elements of Flex's bridging proposition is its appetite for below-market-value property transactions.
Where an investor has the opportunity to purchase a property at a genuine discount to its market value, Flex can consider bridging finance specifically structured around the transaction.
This can be particularly useful where the opportunity requires a fast completion and the investor does not have sufficient time to arrange conventional long-term mortgage finance before completing the purchase.
Flex currently promotes bridging of up to 90% of the purchase price on qualifying below-market-value transactions, subject to its current lending criteria, valuation and underwriting.
Flex also specifically highlights its willingness to consider borrowers with adverse credit.
Rather than assessing a transaction solely by reference to a credit score, the lender states that it considers the wider circumstances of the borrower and proposed transaction.
This may provide another potential option where the underlying property transaction and exit strategy are viable but the borrower's credit profile requires a more individual assessment.
A particularly unusual aspect of Flex's proposition is its experience with properties or borrowers in receivership.
Flex states that it can consider complex situations involving receivers and, where appropriate, has the experience to engage directly with receivers when attempting to structure and complete a transaction.
This is a considerably more specialist area of bridging and gives Flex a clear distinction from lenders whose appetite is focused primarily on straightforward property purchases and refinances.
Flex's bridging proposition covers several different types of property security.
This includes residential property being purchased or held for investment purposes, as well as commercial and semi-commercial property.
It can provide first and second charge short-term lending depending on the circumstances and purpose of the transaction.
Where a second charge is being taken over a borrower's principal residence, Flex states that this is for business purposes. Flex's lending is not regulated by the Financial Conduct Authority.
Within our Bridging Finance panel, Flex can be particularly useful where speed and the ability to have a direct conversation about the transaction are important.
Its proposition is not simply about providing a short-term loan. Its appetite for refurbishment, below-market-value purchases, adverse credit, commercial and semi-commercial property and even certain receivership situations gives us several reasons to consider Flex when a bridging case contains an unusual or time-sensitive element.
The direct access to decision-makers can also be valuable where a transaction needs to be explained rather than simply entered into a rigid automated lending process.
Key Bridging Strengths: Speed | Direct access to decision-makers | Refurbishment | Below-market-value purchases | Adverse credit considered | Receivership experience | Commercial & semi-commercial property | First & second charge bridging
Glenhawk is a specialist short-term property finance lender whose business is focused specifically on bridging. Its current proposition spans regulated, residential, refurbishment, mixed-use, commercial, second-charge and larger structured real-estate bridging solutions.
What makes Glenhawk particularly distinctive is the breadth of its bridging proposition.
Rather than concentrating on one narrow type of transaction, Glenhawk can consider a wide range of short-term property finance requirements, from straightforward residential purchases and chain breaks through to refurbishment projects, commercial property, mixed-use assets and larger or more complex transactions.
This gives brokers access to one lender across a number of different bridging scenarios, while still dealing with a business whose primary focus is short-term property finance.
Glenhawk offers regulated bridging for homeowners and buyers who need short-term finance to help complete a residential property transaction.
Its current regulated proposition can also consider certain second-charge structures alongside an existing regulated first charge.
This regulated capability is an important distinction because it gives Glenhawk a role in owner-occupied bridging transactions as well as investment and commercial cases.
For investors, landlords and developers, Glenhawk provides residential bridging where conventional mortgage timescales may not suit the transaction.
Glenhawk currently offers residential bridging for terms of up to 24 months, providing a relatively broad window in which an appropriate exit strategy can be completed.
Refurbishment is a particularly important part of Glenhawk's bridging proposition.
The lender can fund projects involving residential, buy-to-let and semi-commercial property and currently states that it can provide funding for up to 100% of eligible refurbishment costs, alongside the initial property advance, subject to valuation and underwriting.
This can be useful where a borrower acquires a property that requires works before it can be sold or refinanced onto appropriate longer-term finance.
Glenhawk also promotes very fast initial decisioning for refurbishment cases, with agreements in principle potentially available in under an hour.
Another area where Glenhawk stands out is the range of property types it can consider.
Its commercial bridging proposition covers assets such as offices, retail units and other commercial or semi-commercial property, with finance available for purchase, refinance or restructuring ahead of a longer-term exit.
It also has a dedicated mixed-use bridging proposition for properties containing both residential and commercial elements.
For these cases Glenhawk states that lending is assessed against open-market value rather than automatically relying on restricted 90- or 180-day valuation figures, subject to valuation, planning and exit feasibility.
That can be an important consideration where the nature of the property itself is a key part of the transaction.
Glenhawk can also provide unregulated second-charge bridging where an investor or landlord wants to release equity without refinancing an existing first charge facility.
This can potentially be used for investment, refurbishment or business-related capital requirements and provides another short-term option where preserving the existing first charge is important.
Speed is a central feature of Glenhawk's bridging proposition.
The lender says indicative terms can be issued within hours on commercial enquiries, with valuation and legal work then progressing in parallel. In suitable circumstances, Glenhawk states that some commercial bridging transactions can complete within approximately five to eight working days.
Its regulated bridging proposition currently indicates typical completion times of around 10-15 working days, although actual timescales will depend on valuation, legal work, underwriting and borrower cooperation.
These figures should be treated as indicative service experience rather than guaranteed completion times.
Glenhawk places considerable emphasis on broker relationships and access to experienced people.
Its intermediary proposition promotes direct access to decision-makers and a pragmatic approach to underwriting, with cases assessed on their individual merits rather than simply being forced through rigid automated rules.
This is particularly valuable in bridging, where the transaction structure, property, borrower and proposed exit often need to be considered together.
Within our Bridging Finance panel, Glenhawk is particularly useful because of the range of bridging situations it can accommodate.
Its proposition extends from regulated chain-break and owner-occupied transactions through to residential investment, refurbishment, mixed-use, commercial and second-charge bridging.
That breadth means Glenhawk can potentially remain relevant even where a transaction becomes more complicated because of the property type, required works or structure of the borrowing.
Key Bridging Strengths: Bridging-only specialist | Regulated & unregulated bridging | Residential investment | Auction purchases | Refurbishment finance | Commercial & mixed-use property | Second-charge bridging | Fast decision-making | Direct access to experienced underwriters
Market Harborough Building Society (MHBS) is a specialist mortgage lender offering bridging finance for both straightforward and more complex property transactions.
Its bridging proposition is particularly distinctive because it combines regulated short-term lending with a flexible approach to more unusual properties, repayment strategies and high-net-worth cases.
A major strength of Market Harborough's bridging proposition is its willingness to assess cases individually rather than expecting every transaction to fit a standard lending model.
Its bridging range is structured to accommodate different levels of complexity. Straightforward transactions can be considered through its Core Bridge and Tier 1 propositions, while Tier 2 and bespoke bridging provide additional flexibility where the property, proposed works, exit strategy or purpose of the borrowing requires more detailed consideration.
This makes Market Harborough particularly relevant where a bridging case has a strong underlying rationale but contains an element that requires individual underwriting.
Market Harborough offers regulated bridging for clients who require short-term finance in connection with residential property.
Its Core Bridge proposition is specifically designed for more straightforward regulated transactions where the property and proposed exit strategy are relatively simple.
Interest can be rolled up rather than requiring monthly servicing, subject to the relevant product and lending criteria.
Property complexity is one of the areas where Market Harborough's bridging proposition becomes particularly interesting.
This can provide another potential route where the borrower requires short-term funding but the characteristics of the property fall outside a more standard bridging proposition.
A credible exit strategy is fundamental to any bridging application, but Market Harborough can consider a wider range of repayment strategies as the complexity of the case increases.
For more complex cases, Market Harborough can also consider exit strategies involving sale of shares, sale of overseas assets and multiple repayment sources.
This can be particularly useful for clients whose overall financial position supports the transaction but whose intended repayment strategy does not fit a conventional sale-or-refinance model.
Market Harborough can also consider bridging where work is required to the property.
Light refurbishment can fall within its Tier 2 proposition, while more substantial refurbishment or development can be assessed through its bespoke bridging range.
This can provide short-term funding where a property requires improvement before it can be sold, occupied or refinanced onto appropriate longer-term finance.
As with any refurbishment bridge, the proposed works, costs, property value and eventual exit strategy will form important parts of the lender's assessment.
Market Harborough's bespoke proposition can consider re-bridging where an existing short-term facility needs to be replaced.
It can also consider certain bridging requirements where funds are being raised for business purposes.
These types of transaction tend to require a clear explanation of why the funding is needed, how the existing position arose and how the new facility will ultimately be repaid.
The ability to discuss more complicated cases directly with its specialist bridging team is therefore an important part of the lender's proposition.
One of Market Harborough's most distinctive bridging features is its proposition for high-net-worth clients.
While conventional bridging is normally short term, qualifying HNW clients can access terms of up to five years with rolled-up interest, subject to current lending criteria.
This can provide considerably more time to execute an appropriate exit strategy than would normally be available under a standard 12-month bridging facility.
For the right client and circumstances, this longer-term approach can be particularly valuable where the eventual repayment strategy is credible but is unlikely to be completed within a conventional bridging term.
Market Harborough places considerable emphasis on individual case assessment.
Its specialist BDMs and underwriters can discuss cases directly with brokers, while more complex applications can be considered on their individual merits rather than relying solely on automated decision-making.
For qualifying straightforward Core Bridge cases, Market Harborough currently operates a service commitment targeting a Decision in Principle within four working hours and an offer within five working days, subject to the case meeting the applicable requirements.
This provides a useful distinction within the overall proposition: speed and certainty for straightforward bridging, alongside individual assessment for more complicated cases.
Within our Bridging Finance panel, Market Harborough can be particularly useful where a case does not fit neatly into a standard bridging template.
Its regulated bridging capability provides options for residential situations such as chain breaks and buying before selling, while its Tier 2 and bespoke propositions allow us to discuss cases involving unusual properties, refurbishment, more complicated exit strategies and other specialist circumstances.
The HNW proposition is also particularly distinctive, with qualifying clients potentially having access to a significantly longer bridging term than is normally associated with short-term property finance.
Key Bridging Strengths: Regulated bridging | Complex-case underwriting | Unusual properties | Flexible exit strategies | Refurbishment & development | Re-bridging | HNW bridging | Up to five-year HNW terms | Dedicated bridging specialists
Masthaven Finance is a specialist property finance lender offering both regulated and unregulated bridging solutions across residential, investment, commercial and semi-commercial property.
Its bridging proposition is designed to accommodate a broad range of circumstances, from relatively straightforward short-term property transactions through to cases involving complex credit, refurbishment, multiple securities or more unusual properties and borrowers.
A key strength of Masthaven's bridging proposition is its ability to consider complexity.
Rather than restricting its bridging range to straightforward property purchases, Masthaven can consider cases where there are additional factors around the borrower, property, transaction or proposed exit strategy that require more individual assessment.
This breadth gives Masthaven several potential roles within a specialist bridging case rather than limiting it to one particular type of transaction.
Masthaven offers regulated bridging where the transaction involves a property occupied, or intended to be occupied, by the borrower or their family and falls within the relevant regulatory requirements.
This can provide short-term funding in circumstances such as buying a property before an existing home has sold, resolving a broken property chain or completing a transaction before longer-term finance becomes available.
Masthaven's regulated proposition also extends beyond straightforward residential bridging and can consider certain more specialist situations, including discounted property purchases, short leases, non-standard construction and cases involving more complicated borrower circumstances.
Both first and second charge regulated bridging options are available, subject to the circumstances and current lending criteria.
For property investors, landlords and businesses, Masthaven also offers a broad unregulated bridging proposition.
This can be used across residential investment, HMO, semi-commercial and commercial property, depending on the individual transaction.
The lender can consider both first and second charge structures within parts of its unregulated proposition.
Refurbishment is one of the areas where Masthaven has been actively developing its bridging proposition.
Its range can accommodate both lighter property works and more substantial renovation or conversion projects.
For qualifying refurbishment cases, Masthaven can consider funding towards the purchase or existing property value together with funding for eligible works, subject to the relevant product, valuation and underwriting requirements.
This can be particularly useful where a property cannot immediately support the borrower's intended longer-term finance and works need to be completed before the eventual sale or refinance.
The lender can also consider renovation and certain light development works on semi-commercial property.
Masthaven specifically identifies complex credit as an area within its bridging appetite.
This can be relevant where the property transaction and proposed exit strategy are viable but the borrower's financial history requires a more individual assessment.
Its specialist regulated bridging criteria can also consider circumstances including debt consolidation involving adverse credit or legal action, discounted purchases, short leases and certain non-standard construction.
The presence of complexity does not mean a case will automatically be accepted, but it provides an opportunity for the circumstances to be assessed rather than necessarily excluded at the outset.
Another useful feature of Masthaven's bridging proposition is its ability to consider transactions involving multiple securities.
This can be relevant where the borrower has equity across more than one property and the overall structure of the transaction needs to be considered rather than looking at one property in isolation.
Masthaven has also demonstrated an ability to structure bridging facilities involving staged or multiple drawdowns where the circumstances justify this.
This can provide additional flexibility for more complicated capital-raising or property transactions where all of the required funds are not necessarily needed at exactly the same time.
Masthaven can provide bridging on both a first and second charge basis within its proposition.
A first charge bridge may be appropriate where Masthaven is providing the principal short-term finance against the property.
A second charge bridge can potentially allow a borrower to raise additional short-term capital while retaining an existing first charge facility.
This gives Trust Hall another potential option where disturbing the existing first charge would not necessarily be appropriate but there is sufficient equity and a credible strategy for repaying the bridging facility.
Masthaven has introduced a number of measures intended to improve the speed and certainty of its bridging process.
Its current proposition makes use of Automated Valuation Models (AVMs) on qualifying cases, which can potentially remove the need to wait for a physical valuation where the property and transaction meet the relevant requirements.
Masthaven has also introduced dual representation on suitable bridging cases, allowing one firm of solicitors to represent both borrower and lender where appropriate.
These measures can help reduce some of the practical delays that can occur between initial approval and completion, although the actual timescale will always depend on the circumstances of the individual transaction.
As with all bridging finance, the proposed exit is a fundamental part of Masthaven's assessment.
The borrower must be able to demonstrate a credible and realistic method of repaying the bridging facility within the agreed term.
Depending on the transaction, this may involve sale of the security property or refinancing onto appropriate longer-term finance once the relevant circumstances or property works have been completed.
Where the proposed exit relies on refinance, the future lending position needs to be realistic rather than dependent on speculative improvements in the borrower's circumstances.
Within our Bridging Finance panel, Masthaven can be particularly useful where a case contains more than one element of complexity.
For example, the borrower may have a less straightforward credit history while the property also requires refurbishment, or the transaction may involve multiple properties, a second charge or a funding requirement that needs to be structured in stages.
Its combination of regulated and unregulated bridging also means Masthaven can potentially be considered across both homeowner and property-investment scenarios.
For Trust Hall, the important part is understanding the whole transaction: why the short-term finance is required, the security available, the client's circumstances, the work being undertaken where applicable and, crucially, how the bridge will ultimately be repaid.
Key Bridging Strengths: Regulated & unregulated bridging | First & second charges | Complex credit | Refurbishment & renovation | Multiple securities | Bespoke structuring | Residential investment | HMO | Commercial & semi-commercial property | AVMs & streamlined legals
MT Finance is an established specialist property finance lender with a strong focus on short-term bridging finance. Established in 2008, it provides both regulated and unregulated bridging solutions for homeowners, property investors and landlords.
Its bridging proposition is particularly focused on transactions where speed, certainty and the ability to understand the circumstances behind the deal are important.
One of the clearest strengths of MT Finance is its emphasis on speed of execution.
Bridging is a core part of the lender's business and its processes are designed around transactions where the borrower may not have the time available to arrange conventional longer-term mortgage finance.
MT Finance states that lending decisions can often be made within hours of receiving an initial enquiry and, depending on the circumstances of the case, funds can be released within a matter of days.
This makes the lender particularly relevant where there is a genuine deadline attached to the transaction.
Auction purchases are a particularly strong area of the MT Finance bridging proposition.
A successful auction bidder will normally have a relatively short period in which to complete the purchase. Failure to complete can place both the property and the purchaser's deposit at risk.
MT Finance can provide short-term funding specifically for these situations, allowing the property purchase to complete before an appropriate longer-term finance arrangement is put in place or another agreed exit strategy is completed.
Its current bridging criteria specifically accommodate time-sensitive transactions and auction purchases.
MT Finance can also consider first-time property investors, meaning previous property investment experience is not necessarily required for a bridging application to be considered.
MT Finance offers regulated bridging for homeowners requiring short-term finance in connection with residential property.
A common example is preventing or resolving a property chain break, where a client needs to complete the purchase of a new home before the sale of their existing property has completed.
Other regulated bridging requirements can include time-sensitive property purchases and certain capital-raising requirements, subject to the circumstances and purpose of the borrowing.
Regulated bridging is available for shorter terms than MT Finance's unregulated proposition and remains subject to the appropriate affordability, underwriting and regulatory requirements.
For landlords, property investors and other qualifying borrowers, MT Finance also offers unregulated bridging.
Its current proposition covers residential, commercial and semi-commercial property within England and Wales.
MT Finance provides bridging specifically for light refurbishment projects.
This can be useful where a property requires improvement before it can be sold or refinanced onto appropriate longer-term finance.
The lender can consider light refurbishment across residential, commercial and semi-commercial assets.
For property investors, bridging can therefore provide the short-term funding required to acquire the property and undertake the necessary works before executing the eventual exit strategy.
MT Finance also has a dedicated heavy refurbishment proposition for landlords and property investors undertaking more substantial works.
This is a particularly useful distinction because the lender can consider structural works rather than limiting its refurbishment appetite to relatively minor cosmetic improvements.
For qualifying heavy refurbishment cases, MT Finance can currently consider funding for 100% of eligible build costs, with additional funds capable of being drawn as the works progress.
This allows the funding structure to reflect the actual progress of the project rather than necessarily advancing the entire refurbishment budget at the outset.
MT Finance can provide both first and second charge bridging finance.
A first charge bridge may be appropriate where MT Finance is providing the primary short-term funding against the property.
Second charge bridging can provide another option where the borrower already has finance secured against the property but wishes to raise additional short-term capital without necessarily refinancing the existing first charge.
MT Finance currently offers second charge bridging against residential and semi-commercial property, subject to its lending criteria and the circumstances of the transaction.
Below-market-value transactions are another area specifically accommodated within MT Finance's bridging proposition.
Where a property is genuinely being acquired below its open-market value, the lender can consider the relationship between the purchase price and property valuation when assessing the transaction.
This can be particularly relevant for property investors who have negotiated a discounted purchase and require short-term finance to secure the opportunity.
Any such transaction remains subject to satisfactory valuation, underwriting and the lender's current maximum exposure criteria.
MT Finance can also take a view on bridging applications involving previous adverse credit.
Its current criteria allow consideration of applicants with CCJs and arrears rather than treating the existence of previous credit problems as an automatic reason to decline a bridging application.
The overall transaction still needs to make sense. The lender will consider the borrower, property, purpose of the finance and, importantly, the proposed exit strategy when deciding whether the application is acceptable.
This can provide another option where there is a viable underlying property transaction but the borrower's credit history requires individual consideration.
MT Finance has designed its bridging process around the need to move quickly.
Terms can potentially be agreed within hours and the lender states that funds may be released within days where the circumstances allow.
For qualifying standard residential bridging applications, MT Finance can also use Automated Valuation Models (AVMs), potentially removing the time and cost associated with arranging a physical valuation.
Actual completion times will always depend on the circumstances of the case, valuation requirements, legal work and the borrower providing the information required to progress the application.
A clear and credible exit strategy remains fundamental to an MT Finance bridging application.
Depending on the transaction, the bridge may ultimately be repaid through the sale of the property or refinancing onto appropriate longer-term finance.
For refurbishment cases, the exit may follow completion of the works, when the property is in a condition that allows it to be sold or refinanced.
Trust Hall will therefore consider the proposed exit alongside the initial funding requirement rather than looking at the bridging loan in isolation.
Within our Bridging Finance panel, MT Finance can be particularly useful where time is a critical part of the transaction.
Auction purchases are a good example: securing competitive funding is important, but it is equally important that the lender understands the deadline and has a process capable of progressing the transaction within the available timeframe.
MT Finance's proposition also extends well beyond straightforward purchases. Its ability to consider regulated and unregulated bridging, first and second charges, light and heavy refurbishment, below-market-value purchases and certain adverse-credit cases gives us several reasons to consider the lender.
For Trust Hall, understanding the transaction at the outset is crucial. We assess why the funding is required, the property being offered as security, the client's circumstances, the required completion date and the proposed exit strategy against MT Finance's current criteria.
Key Bridging Strengths: Speed of execution | Auction purchases | Regulated & unregulated bridging | First & second charges | Light & heavy refurbishment | 100% of eligible heavy refurbishment build costs considered | Below-market-value purchases | Adverse credit considered | First-time investors considered
Precise is an established specialist lender providing bridging finance exclusively through intermediaries. Its bridging range is designed to accommodate a wide variety of short-term property requirements, from straightforward purchases and chain breaks through to refurbishment, second-charge bridging and developer exit.
A particular strength of Precise is the breadth and structure of its bridging range.
Both regulated and non-regulated options are available across significant parts of the range, allowing different types of borrower and transaction to be considered.
This makes Precise particularly useful where the nature of the transaction determines the type of bridging facility required.
Precise's standard bridging range is designed for short-term borrowing secured against property that is already in a habitable condition and does not require improvement works.
Regulated and non-regulated options are available, subject to the circumstances and purpose of the borrowing.
Precise currently offers standard bridging up to 75% LTV, subject to its current criteria and assessment of the transaction.
Light refurbishment is a particularly useful part of Precise's bridging proposition.
This range is intended for property where works are required but the project does not involve the level of structural alteration associated with a heavy refurbishment scheme.
For qualifying cases, Precise can currently fund up to 100% of eligible works, provided the overall lending remains within its applicable LTV limits.
Staged drawdowns are also available, allowing the funding to reflect the progress and requirements of the refurbishment project.
Precise also has a dedicated heavy refurbishment proposition for more substantial property projects.
This is designed for cases involving structural changes or works that may require planning consent and building approval.
For qualifying heavy refurbishment cases, Precise can currently consider funding up to 100% of eligible works, subject to the overall transaction remaining within the applicable lending limits.
This gives Precise a role in projects that go considerably beyond straightforward cosmetic improvement.
Precise also offers dedicated second-charge bridging.
This can provide short-term finance where the borrower already has an existing first-charge facility and does not necessarily want to refinance or disturb that arrangement.
Both regulated and non-regulated second-charge bridging options are available, subject to the nature and purpose of the transaction.
This provides another potential structure where the borrower requires short-term capital but retaining the existing first-charge facility is important.
Developer exit is another distinctive part of Precise's bridging range.
This proposition is designed for experienced developers whose residential development has reached practical completion but who require additional time before the units are sold or refinanced.
Precise can consider developer exit against individual units as well as larger completed developments.
This makes the proposition particularly relevant where the development work itself has been completed successfully but the developer needs additional time or flexibility to execute the final exit.
Precise has also developed its bridging process to make greater use of Automated Valuation Models (AVMs).
For qualifying standard bridging cases, a fee-free AVM may be available rather than requiring a physical valuation.
Precise has also expanded its AVM policy to include qualifying light refurbishment applications.
This can potentially reduce both cost and delay at an important stage of the bridging process, although whether an AVM can be used will depend on the property, transaction and current lending criteria.
Precise provides different ways of dealing with interest depending on whether the bridge is regulated or non-regulated.
Retained interest is available across regulated and non-regulated bridging, meaning the interest can be allowed for within the facility rather than necessarily being paid monthly during the bridging term.
Monthly servicing options are also available on qualifying non-regulated cases.
This can allow the structure of the bridging facility to reflect the borrower's circumstances and expected cash flow during the loan term.
As with all bridging finance, Precise will require a clear and credible strategy for repaying the facility.
Trust Hall will consider the proposed exit alongside the initial borrowing requirement because a viable route to repayment is fundamental to determining whether bridging finance is appropriate.
Within our Bridging Finance panel, Precise can be particularly useful because its proposition provides clearly defined solutions for different stages and types of property transaction.
A straightforward auction purchase has different requirements from a heavy refurbishment project, just as a developer with completed units awaiting sale has different requirements from a homeowner dealing with a broken property chain.
Precise's separate standard, refurbishment, second-charge and developer-exit propositions allow us to consider the structure of the transaction and identify which part of its bridging range may provide the most appropriate fit.
Its ability to fund eligible refurbishment works, together with staged drawdowns on qualifying cases, can be particularly useful where the success of the transaction depends on improving or converting the property before the eventual exit.
Key Bridging Strengths: Regulated & non-regulated bridging | Standard bridging | Light refurbishment | Heavy refurbishment | Up to 100% of eligible works considered subject to LTV | Staged drawdowns | Second-charge bridging | Developer exit | AVMs on qualifying cases | Intermediary-only distribution
StreamBank is a specialist UK bank providing short-term property finance through a bridging proposition designed for homeowners, property investors, landlords and other property professionals.
Its bridging range includes both regulated and non-regulated solutions and combines specialist underwriting with technology and direct access to experienced decision-makers.
A key feature of StreamBank's approach is its willingness to understand the whole transaction rather than looking at the property or borrower in isolation.
Its bridging proposition can accommodate straightforward short-term funding requirements as well as more complex situations involving the property, borrower's credit profile, existing finance or proposed works.
This gives StreamBank a relatively broad bridging appetite while retaining a specialist approach to underwriting.
StreamBank offers regulated bridging secured against residential property.
This can provide short-term finance where a homeowner needs to complete a property transaction before their longer-term position has been resolved.
StreamBank's regulated bridging is currently available for terms of up to 12 months, subject to its lending and regulatory requirements.
Interest can be rolled up rather than requiring monthly payments during the term, which can be particularly relevant where the expected repayment of the bridge will come from a future property sale or refinance.
For experienced property investors, StreamBank also provides non-regulated bridging across residential investment, semi-commercial and commercial property.
Its current non-regulated bridging proposition can provide terms of up to 24 months, giving borrowers additional time where the transaction and exit strategy justify a longer short-term facility.
One of the more distinctive areas of StreamBank's proposition is its willingness to consider re-bridging.
A re-bridge may be required where an existing short-term facility is approaching the end of its term but the original exit strategy has not yet been completed.
This does not simply mean replacing one bridge with another without addressing the underlying position. The lender will need to understand why the original bridge has not been repaid and be satisfied that there is now a credible and realistic route to repayment.
StreamBank's current proposition specifically accommodates re-bridging, subject to its lending criteria.
This can provide an important specialist option where the underlying transaction remains viable but additional time is genuinely required to execute the exit.
Refurbishment is another significant part of StreamBank's bridging proposition.
The lender can consider both non-structural and structural refurbishment, allowing it to support a wider range of projects than lenders concentrating solely on cosmetic works.
This can be relevant where a property requires improvement or conversion before it can be sold or refinanced onto appropriate longer-term finance.
For refurbishment cases, the lender will consider the nature and cost of the proposed works alongside the property, borrower experience where relevant and the intended exit strategy.
StreamBank specifically identifies complex credit and property scenarios as part of its bridging appetite.
This can be valuable where there is a sound underlying transaction but an aspect of the borrower's circumstances or the property itself requires explanation and individual assessment.
Rather than expecting every application to meet a rigid standard profile, StreamBank places emphasis on using experience and judgement to understand the overall case.
For Trust Hall, this makes the quality of the initial packaging particularly important. Where a case is unusual, clearly explaining why the finance is required, what has happened previously and how the bridge will ultimately be repaid can help the lender assess the application properly.
StreamBank's bridging proposition can accommodate first-charge lending and certain second-charge structures.
Its current intermediary criteria allow second charges where these are structured as a cross-charge over additional security.
This can provide additional flexibility where a borrower owns more than one property and the overall security position needs to be considered as part of the transaction.
The suitability and structure of any second-charge or cross-collateralised arrangement will depend on the individual properties, existing finance and purpose of the proposed borrowing.
StreamBank has introduced several valuation options designed to help suitable bridging cases progress efficiently.
Using an AVM or desktop valuation on a qualifying case can potentially reduce both the time and cost involved in arranging the bridge.
More complicated or higher-value properties may still require a physical valuation so that the lender has sufficient information to properly assess the security.
StreamBank also allows dual legal representation on qualifying bridging cases.
This means the same firm of solicitors may be able to act for both the borrower and lender where appropriate.
Reducing duplication within the legal process can potentially help a time-sensitive transaction progress more efficiently, although whether dual representation is available will depend on the circumstances of the case.
Speed is an important element of StreamBank's bridging proposition, but its more useful distinction is speed combined with access to decision-makers.
StreamBank provides brokers with access to dedicated underwriters who can discuss the circumstances of the transaction.
This can be particularly valuable where a case contains an unusual element that needs to be understood rather than simply entered into an automated lending system.
StreamBank has demonstrated its ability to work to very tight deadlines on suitable cases, including previously completing an urgent bridging transaction within five days after another lender withdrew shortly before the required completion date.
Completion times will always depend on the individual application, valuation, legal requirements and availability of the information required to progress the case.
A viable exit strategy is a fundamental requirement of StreamBank's bridging proposition.
Where a case is being re-bridged, particular attention will need to be given to why the previous exit did not occur and why the revised strategy is realistic within the new bridging term.
Within our Bridging Finance panel, StreamBank can be particularly useful where the transaction requires a lender prepared to look at the complete picture.
Its ability to consider regulated and non-regulated bridging, residential through to commercial property, structural refurbishment, re-bridging and more complex credit or property scenarios gives us several reasons to consider the lender.
Re-bridging is particularly noteworthy because these cases often need considerably more explanation than a straightforward property purchase. Understanding why the existing facility has reached the end of its term and demonstrating a credible revised exit is essential.
The combination of different valuation methods, dual legal representation and access to dedicated underwriters can also help when a case needs to progress efficiently.
Key Bridging Strengths: Regulated & non-regulated bridging | Re-bridging | Complex credit & property scenarios | Light & heavy refurbishment | Residential, semi-commercial & commercial property | Auction purchases | AVMs & desktop valuations | Dual legal representation | Dedicated underwriters
Together is an established specialist property lender with extensive experience in the bridging finance market. Having funded its first bridging loan in 1985, short-term property finance has been a significant part of Together's lending proposition for decades.
Its current bridging range covers both regulated and unregulated transactions across residential, commercial and semi-commercial property, with solutions for homeowners, investors, landlords and property professionals.
One of the clearest strengths of Together's bridging proposition is the combination of experience, scale and breadth of lending appetite.
The lender can also consider a broad range of property and applicant circumstances, giving it a role in both straightforward and more specialist bridging transactions.
Together offers regulated bridging for homeowners requiring short-term finance in connection with residential property.
Together's regulated bridging is currently structured on a 12-month basis with rolled-up interest, subject to its lending and regulatory requirements.
The lender offers both first and second charge regulated bridging options, providing additional flexibility depending on the client's existing mortgage arrangements and the structure of the transaction.
Auction finance is a particularly established part of Together's bridging proposition.
Auction purchases often require completion within a relatively short contractual period, meaning the ability of the lender to understand the property and progress the transaction efficiently can be just as important as the terms of the finance.
Together has more than 20 years' experience specifically supporting auction buyers and can consider a broad range of auction property, including:
Its published auction proposition includes properties such as ex-council and high-rise buildings and other security that may require a more specialist approach.
This can make Together particularly relevant where the auction property itself falls outside the appetite of more conventional lenders.
Speed is a significant feature of Together's bridging proposition.
The lender is structured to deal with transactions where completion timescales are critical and currently states that bridging funds can, in appropriate circumstances, be made available in as little as 24 hours.
Together also publishes intermediary service levels for its bridging business, with specific targets for new applications, underwriting and completion.
Actual completion times will always depend on the circumstances of the transaction, valuation, legal work and availability of the information required to progress the application.
The important distinction is therefore not a guarantee of a particular completion time, but Together's established ability to deal with transactions where speed and certainty of execution are important.
Together provides unregulated residential bridging for property investors and landlords.
Automated Valuation Models may be available on qualifying residential properties, potentially helping suitable cases progress more quickly.
Together can provide bridging where a property requires refurbishment before it can be sold, let or refinanced.
This can be particularly useful for investors acquiring property that requires improvement before it is suitable for its intended longer-term use.
A bridge can provide the short-term finance required to acquire or refinance the property and complete qualifying works before the borrower executes the agreed exit strategy.
Together's current bridging proposition focuses particularly on light refurbishment.
Together also has a substantial commercial bridging proposition.
This can support property purchases, capital raising, investment opportunities and development exit across commercial and semi-commercial property.
Commercial bridging can be particularly useful where a business or property investor needs to complete quickly while longer-term finance is being arranged or another asset is being sold.
Together can consider both first and second charge commercial and semi-commercial bridging, subject to its current criteria and the existing finance secured against the property.
One of the more interesting elements of Together's bridging proposition is its ability to consider additional property security.
Where sufficient additional security is available, Together states that it may be possible to provide up to 100% of the required funding, subject to the overall transaction meeting its lending criteria.
This can be particularly useful for property investors who have equity elsewhere within their portfolio but wish to preserve cash for refurbishment, future purchases or other requirements.
Rather than looking solely at the property being purchased, the wider security position can therefore form part of how the bridging transaction is structured.
Together's bridging appetite also extends to a broad range of applicant circumstances.
For commercial bridging, Together can also consider projected income, including applications involving new companies without an established trading history, subject to the circumstances and overall viability of the transaction.
This can provide another route where the property transaction and proposed exit are credible but the applicant does not fit a conventional borrower profile.
A credible exit strategy is fundamental to any bridging application.
Together can consider conventional exits such as the sale of the property or refinancing onto appropriate longer-term finance.
Within its commercial bridging proposition, it can also consider other evidenced repayment strategies, including certain asset sales, inheritance or drawdown arrangements.
This flexibility can be useful where the borrower has a clear and realistic route to repaying the bridge but the proposed exit is not simply the sale of the security property.
Whatever the proposed route, Trust Hall will need to establish that the exit is credible and achievable within the bridging term.
Within our Bridging Finance panel, Together can be particularly useful because bridging is a long-established and substantial part of its specialist lending business.
Its experience across residential, commercial and semi-commercial property means there are several different circumstances in which we may consider its proposition.
Auction transactions are a particular strength. Together's experience with time-sensitive purchases and its willingness to consider a broad range of property types can be valuable where both the deadline and the nature of the security need to be understood.
Its ability to consider additional security can also create opportunities to structure a transaction differently where an investor has equity elsewhere within their property portfolio.
Together's regulated bridging capability gives it a separate role for homeowners dealing with circumstances such as chain breaks, buying before selling or downsizing.
Key Bridging Strengths: Long-established bridging experience | Regulated & unregulated bridging | Auction finance | Speed of execution | Broad property appetite | Residential, commercial & semi-commercial property | Additional security considered | First & second charges | Flexible applicant profiles | Multiple exit strategies