Bridging Loan Broker
Whole-of-Market Access, Completions from 7 Days
Accessing 100+ lenders, we find you the best rate, fastest completion, and least stress on short-term finance. Borrow up to £50 million, with an offer in principle on the same day you apply.
- Rates from 0.65% per month
- LTV ratios up to 70%
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Independent
Access 100+ Lenders
No Excessive Fees
★★★★★
Bridge the Finance Gap
When you have a strict deadline, you need an expert who knows exactly which lenders will deliver. Here is why property buyers and developers choose us.
Whole of Market Access
We compare products across a panel of 100+ bridging lenders, including specialist and private banks that cannot be accessed directly by the public.
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Fully Independent
Specialist Experience
Types of Bridging Finance We Arrange
Bridging loans are incredibly versatile. We arrange tailored short-term finance for a wide variety of scenarios.
Type of Bridging Finance |
Purpose |
|---|---|
| Residential bridging loans | Bridge the gap to add to your portfolio before another property sells, downsize, or fix a broken property chain. |
| Auction finance | Fast capital to ensure you meet the strict 28-day completion deadlines required by property auctions. |
| Unmortgageable properties | Secure a property that is derelict, lacks a functioning kitchen or bathroom, or requires conversion, allowing you to renovate it to mortgageable standards. |
| Refurbishment bridging loans | Funding for both light cosmetic updates to property and heavy structural refurbishments. |
| Commercial bridging loans | Finance for retail units, offices, industrial spaces, and mixed-use semicommercial properties. |
| Land bridging finance | Capital to purchase land, with or without existing planning permission. |
| Development exit finance | Pay off your initial development loan and release equity while you market and sell your completed units. |
| Business bridging loans | Inject working capital into your business, cover an unexpected HMRC tax bill, or fund a commercial deposit. |
| HMO / Buy-to-Let bridging | Expand your property portfolio quickly, even if the property needs work before tenants can move in. |
| Hotel Finance | Funding solutions for hotel purchases and refurbishments, extending up to 24 months. |
| Second charge bridging loans | Secure a bridging loan against a property that already has an existing primary mortgage. |
Commercial Finance that Helps
Bridging Loan Case Studies
We secure millions in short-term finance every month.
Here are some examples of how we have recently helped our clients.
Auction Purchase Completed in 14 Days
Our client won a residential property at auction, but their standard mortgage fell through. Facing the loss of their 10% deposit, we stepped in and secured a £247,000 bridging loan. The funds were released in just 14 days, allowing them to comfortably meet the 28-day auction deadline.
Unmortgageable Property to Buy-to-Let
An investor wanted to buy a derelict property that traditional banks refused to mortgage. We arranged a £150,000 unregulated refurbishment bridge. The client spent 8 months fully renovating the property before we seamlessly helped them remortgage the newly valued asset onto a long-term Buy-to-Let product, exiting the bridge entirely.
Hotel Renovation Funding
Facing delayed bank funding, a boutique hotelier secured £100,000 bridging finance to modernise rooms, refresh the lobby, and add a rooftop bar. The refurbishment finished before peak season, occupancy surged, rates improved, and the owner refinanced smoothly, turning short term finance into long term growth for years.
How Our Bridging Loan Process Works
We remove the stress from property finance by managing the heavy lifting from start to finish.
1. Free consultation
Discuss your target property, funding requirements, and timeline. We advise if bridging is the right financial tool for you and give you a clear estimate of the costs.
2. Market search
3. Decision in Principle (DIP)
We typically secure your DIP within 24 to 48 hours, providing you with a formal indication of your rate, terms, and conditions.
4. Application management
We package and submit your application, instruct the valuers and solicitors, and manage the underwriting process end-to-end to prevent delays.
5. Completion
Who Should Use a Bridging Loan Broker?
Using a specialist broker is highly recommended if you fall into any of the following scenarios:
- You need to buy a new property before your current property sells to avoid losing it (breaking the chain).
- You have bought a property at auction and have exactly 28 days to complete the purchase.
- You are buying an unmortgageable property (e.g., derelict or lacking a kitchen/bathroom) to renovate.
- You have complex financial circumstances, such as bad credit, or are purchasing through a Limited Company or SPV.
- You need development exit finance to pay off your lenders while you market your completed properties.
- You simply do not have the time to approach 10+ different lenders to negotiate the best rate.
When might you not need us? If you have an existing, strong relationship with a private bank and a highly straightforward, low-LTV residential transaction, going direct may occasionally be suitable. However, for most borrowers, a broker guarantees faster speeds and broader market access.
AptPay also offers direct bridging loans where your case is suited to our available products.
Key Bridging Concepts to Consider
If you are new to short-term property finance, there are three critical concepts you must understand before applying:
-
Your Exit Strategy
The exit strategy is your concrete plan for how you will repay the bridging loan at the end of the term. This is the most important factor in a bridging application; a vague exit strategy is the number one reason lenders decline applications.
The four most common exits are:
- Selling the bridged property
- Remortgaging onto a long-term residential or buy-to-let mortgage
- Selling another property in your portfolio
- Using the proceeds from a development project
Our brokers help you structure a credible exit strategy before we ever approach a lender.
2. Open vs. Closed Bridging
A closed bridging loan has a fixed, known repayment date. For example, you have already exchanged contracts on the sale of a property and know the completion date. Because the lender has certainty, closed bridging is typically cheaper.
An open bridging loan has no fixed repayment date; you simply repay the loan whenever your funds become available (usually from a pending property sale). This offers more flexibility but costs slightly more due to the increased risk.
3. Regulated vs. Unregulated Bridging
A bridging loan is regulated by the Financial Conduct Authority (FCA) if you or a close family member currently live, or plan to live in the property used as security. This provides you with strict consumer protections.
Unregulated bridging loans used for investment or commercial purposes, such as a buy-to-let or development. Unregulated loans offer far more flexibility, and currently, only 1 in 12 bridging lenders are FCA-regulated.
AptPay arranges unregulated bridging loans for commercial purchases.
Bridging Loan Costs: What to Expect
Transparency is vital when arranging property finance. A bridging loan’s total cost is made up of several different fees, not just the headline interest rate. Below is an indicative breakdown of what you can expect to pay:
Cost Component |
Typical Range |
Details |
|---|---|---|
| Monthly Interest Rate | 0.65% – 1.25% per month | Expressed monthly, not annually. Average rates are around 0.76%. The lowest rates apply to strong residential cases at 70% LTV or below. |
| Arrangement / Facility Fee | 1% – 2% of the loan | Charged by the lender for setting up the facility. This can almost always be added to the loan balance rather than paid upfront. |
| Valuation Fee | £300 – £2,000+ | Paid upfront. Cost depends heavily on the property size and complexity. Some lenders offer automated valuations (AVMs) for low-LTV residential cases, saving you this fee. |
| Legal Fees | £1,500 – £3,500+ | You are usually required to pay for both your own solicitor and the lender’s solicitor. Some lenders allow “dual representation” to save time and money. |
| Broker Fee | 0% – 1.5% | We typically receive a procuration fee directly from the lender (meaning no cost to you). Complex cases may incur a transparent client fee, which is always agreed upon upfront. |
| Exit Fee | 0% – 1.25% | Charged by some lenders when you redeem the loan. We actively seek out lenders who do not charge exit fees wherever possible. |
How is bridging interest paid? Unlike a standard mortgage, you rarely have to make monthly payments. You can choose from three structures:
- Rolled-up: The total interest is added to your loan balance and paid entirely at the end of the term. This is the most common option and requires no monthly payments.
- Retained: The lender deducts the total interest from your loan advance upfront.
- Serviced: You make monthly interest payments. This is the cheapest overall option, but you must pass strict affordability checks to prove your income can cover the payments.
Worked Example: If you borrow £300,000 at 70% LTV over 6 months at a rate of 0.75%, with rolled-up interest (£13,500), a 1.5% arrangement fee (£4,500), a £600 valuation fee, and £2,500 in legal fees, your approximate total cost of finance would be ~£21,100.
We will always provide you with a full, itemised cost illustration before you proceed.
Bridge the Finance Gap with AptPay
Call us today on or use the button below to start your application. Our expert team will find the fastest, most cost-effective bridging finance for your needs with absolutely zero obligation.
FAQ
What does a bridging loan broker do?
A bridging loan broker is an independent intermediary who searches the market across multiple lenders to find the most suitable, cost-effective short-term property finance for your circumstances. Rather than approaching one lender directly, a broker can compare products from 50–100+ lenders simultaneously, assessing rates, fees, LTV, exit strategy requirements, and speed. They manage the application, instruct valuations, liaise with solicitors, and handle all communication with the lender through to completion.
How much does a bridging loan broker charge?
How quickly can a bridging loan be arranged?
With a specialist broker, a Decision in Principle (DIP) can typically be obtained within 24–48 hours of initial enquiry. Full completion includes valuation and legal work, and typically takes 7–21 days depending on the complexity of the transaction, property type, and how quickly supporting documents are provided. Straightforward residential cases can sometimes complete in 5–7 working days; commercial or development cases may take 3–4 weeks.
What is an exit strategy and why does it matter?
An exit strategy is your plan for repaying the bridging loan at the end of its term. Every bridging lender requires a credible, realistic exit strategy before they will approve a loan. It is arguably the single most important factor in whether your application is accepted. The four most common exits are: sale of the bridged property, remortgaging to a long-term mortgage, sale of another property, or completion and sale of a development. A broker will help you structure and present your exit strategy clearly.
What is the difference between open and closed bridging?
A closed bridging loan has a fixed repayment date. For example, when a property sale is already under contract with a known completion date. A closed bridge is typically cheaper because the lender knows exactly when they’ll be repaid. An open bridging loan has no fixed repayment date: you repay when funds become available, usually from a property sale. Open bridging is more flexible but costs slightly more due to the additional uncertainty for the lender.
What is the difference between a regulated and unregulated bridging loan?
A bridging loan is regulated by the Financial Conduct Authority (FCA) when the borrower or a close family member lives at (or intends to live at) the security property. FCA regulation provides additional consumer protections. An unregulated bridging loan is used for investment or commercial purposes, such as a buy-to-let, commercial property, or development project. Unregulated loans have access to a broader range of lenders and more flexible terms. Your broker will confirm which type applies to your situation from the first conversation.
Can I get a bridging loan with bad credit?
Yes; bridging loans are primarily asset-based, meaning the lender’s main concern is the value of the security property and the strength of your exit strategy, rather than your credit score. Many specialist and alternative bridging lenders regularly fund borrowers with CCJs, defaults, missed payments, or a recent bankruptcy. A broker is particularly valuable in bad credit cases because they know which lenders are most likely to approve your profile, avoiding wasted applications and unnecessary credit searches.
Is it better to use a bridging loan broker or go direct to a lender?
For most borrowers, using a specialist broker delivers better outcomes: access to 50–100+ lenders, expert application structuring, rate negotiation, and full process management. Brokers often secure better rates than borrowers applying directly, because they bring the lender significant volume. Going direct to a lender can make sense if you have an existing relationship, a very simple case, and already know which product you need. For time-critical situations like auctions or broken chains, a broker’s lender relationships typically result in faster completions.
Important Note: Your property may be repossessed if you do not keep up repayments on a mortgage or any other debt secured on it. Not all bridging loans are regulated by the Financial Conduct Authority.
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© 2023. AptPay is a trading name of APT BUSINESS CONSULTANTS LTD, registration number: 12781495 acting as an intermediary of the card payment provider and financial company. AptPay is not liable for any email correspondence, and email correspondence will not be binding legally, please seek independent advice. The registered address is 13 Hanover Square, Mayfair, London, W1S 1HN
Important Notice: We exclusively provide unregulated finance solutions to limited companies incorporated in the UK. We do not offer regulated financing. For more information, please contact our customer support team.