Fast bridging finance when timing matters.
Auction deadlines. Chain breaks. Refurbishment projects. When you need finance that moves as fast as the deal, we arrange regulated and unregulated bridging loans across London and Essex โ typically completing within 5 to 28 days. For commercial mortgages and development finance, we refer to trusted specialist partners.
Bridging finance we arrange for you.
Jagpal advises on and arranges bridging loans directly. Here are the main bridging scenarios we deal with across London and Essex every week.
Commercial mortgages and development finance โ referred to trusted specialists. For commercial mortgages (retail, office, industrial, mixed-use), semi-commercial properties, development finance, and HMO development funding, we work with a network of carefully selected specialist commercial broker partners. We make a personal introduction, stay involved throughout, and ensure you receive expert advice from people who specialise exclusively in these areas. This ensures the best outcome for you โ without compromise.
How bridging loans work โ and when to use one.
A bridging loan is a short-term secured loan designed to bridge a gap in funding โ typically between purchasing a property and arranging long-term finance, or between buying a new property and selling an existing one. They are not cheap compared to mortgages, but they are fast and flexible in ways that mortgages are not.
Interest on a bridging loan is quoted monthly โ typical rates range from 0.5% to 1.5% per month depending on the loan-to-value, the property type, and the lender. Interest can be serviced monthly or rolled up and paid on redemption. There are also arrangement fees (typically 1โ2% of the loan) and exit fees to consider. We always provide a full cost illustration so you can make an informed decision about whether bridging is the right tool for your situation.
The key to a good bridging loan is a clear exit strategy โ how you will repay the bridge at the end of the term. Common exit strategies include sale of the security property, refinance to a long-term mortgage, or sale of another property. Lenders assess the viability of your exit strategy carefully. We help you articulate this clearly and choose a lender whose criteria fit your specific scenario.
- Regulated bridging (residential security) โ FCA authorised advice
- Unregulated bridging (investment/commercial security)
- Rates from 0.5% to 1.5% per month depending on LTV and risk
- Terms from 1 month to 24 months
- Loans from ยฃ50,000 upwards โ London and Essex properties
- Exit strategy planning included as part of our service
| Bridging type | Typical LTV | Typical term | Rate range |
|---|---|---|---|
| Auction finance | Up to 75% | 3โ12 months | 0.55โ0.85%/mo |
| Chain break | Up to 75% | 6โ12 months | 0.55โ0.85%/mo |
| Light refurbishment | Up to 75% | 6โ18 months | 0.65โ1.0%/mo |
| Heavy refurbishment | Up to 70% | 12โ24 months | 0.85โ1.5%/mo |
| Second charge bridge | Up to 65% (combined) | 3โ18 months | 0.85โ1.3%/mo |
Bridging loan key figures
Indicative ranges โ exact terms depend on security, LTV, exit strategy, and lender.
Exit strategy matters: Every bridging lender requires a credible, evidenced exit strategy before they will lend. We help you prepare this as part of the initial enquiry โ do not apply without one in place.
How we arrange your bridging loan quickly and correctly.
Speed and accuracy matter equally in bridging. Here is what the process looks like when you come to us โ from first call to funds in account.
We review your requirement and identify the right lender immediately
Bridging is time-sensitive โ we respond to enquiries the same day. On the first call we take a full picture of your requirement: the property, the loan amount, the LTV, the term needed, and critically your exit strategy. We identify the right lender from our bridging panel immediately and give you indicative terms so you know what the deal will cost before we go any further. There is no obligation at this stage.
We secure a decision in principle and detailed terms within 24โ48 hours
Once you are happy with the indicative terms, we obtain a formal decision in principle from the lender โ typically within 24 to 48 hours. This confirms the loan amount, the rate, the fees, and the conditions of lending. We review the detailed terms with you line by line, explain any conditions you need to satisfy, and confirm the timeline to completion.
We instruct a valuation and manage the surveyor to avoid delays
Most bridging lenders require an independent RICS valuation of the security property. We instruct the valuation immediately on receiving terms and monitor the surveyor's progress to avoid any delay. For some lower LTV loans, particularly on standard properties, a desktop valuation may be accepted โ which can cut days from the timeline. We advise on whether a desktop or full valuation is likely to be required for your specific loan.
We brief solicitors and keep everything moving to meet your deadline
Both you and the lender will instruct solicitors. We brief your solicitor on the transaction, the lender's requirements, and the timeline from day one. For auction finance, we work only with solicitors who have experience of auction completions and understand the 28-day deadline. We chase every party daily if necessary โ legal delays are the single most common cause of bridging completions missing their deadlines, and we prevent this.
Funds released โ and we plan your exit strategy from day one
Once all conditions are satisfied, funds are released โ usually within hours of completion. From this point, we actively manage your exit strategy. If you are refinancing to a buy to let mortgage, we begin the remortgage process early to ensure it is in place before the bridge term expires. If you are selling, we monitor the sale and keep the lender updated. We never leave a client to manage their bridge exit alone โ it is too important and too time-sensitive.
Bridging finance questions answered honestly.
Questions we hear every week from property buyers and investors in London and Essex. Call us if yours is not here.
A bridging loan can complete in as few as 5 to 10 working days where documentation is complete and a desktop valuation is accepted. For standard cases requiring a full RICS valuation, allow 10 to 20 working days. For auction finance, we routinely complete within the 28-day auction deadline โ though earlier is always better, and we start the process the moment you call us after winning a lot. Legal delays are the biggest risk to timeline โ we manage this proactively from day one.
A chain break bridging loan allows you to purchase your new home before your existing property has sold. You use the bridge to complete the new purchase, move in, then repay the loan once your current home sells. It eliminates the risk of losing your new property because a buyer falls through in your chain. The bridge is secured against both properties, terms are typically 6 to 12 months, and we manage the whole process โ including liaising with the estate agent on your existing property's sale.
A regulated bridging loan is one where the security property is a residential property that you or a close family member currently occupy or have occupied. These are regulated by the FCA and carry consumer protections. An unregulated bridging loan is secured against a buy to let, commercial, or investment property. We are authorised to advise on both types. The distinction matters because different rules apply to how lenders must present terms, handle complaints, and manage redemption.
Bridging rates are quoted monthly โ typically 0.5% to 1.5% per month depending on the loan-to-value, property type, complexity, and lender. At 0.7% per month, a ยฃ200,000 bridge over 6 months costs approximately ยฃ8,400 in interest alone, before arrangement and exit fees. We always provide a full cost illustration โ total interest, all fees, and effective annual rate โ before you commit to anything, so you can make a fully informed decision about whether bridging is cost-effective for your situation.
No โ and this distinction matters. Commercial mortgages, development finance, and HMO development funding are specialist areas with their own regulatory permissions and lender relationships. We refer clients requiring these products to a carefully selected network of trusted specialist commercial brokers. We make a personal introduction, brief the specialist on your situation, and stay involved to make sure you receive the right advice. This approach ensures you get expert guidance from the right people โ not a generalist trying to advise outside their specialism.
Every bridging lender requires a credible, evidenced exit strategy โ how you will repay the loan at the end of the term. Common exit strategies are: (1) sale of the security property, with evidence of realistic market value; (2) refinance to a long-term mortgage, with evidence that you will qualify for that mortgage; or (3) sale of another property. Lenders assess the probability and timeline of the exit carefully. A weak or poorly evidenced exit strategy is the most common reason for a bridging loan decline. We help you prepare a robust exit case before we approach any lender.
Tell us your requirement โ we respond the same day.
Bridging is time-sensitive. Fill in the form and Jagpal will call you back as a priority โ typically within the hour during business hours. Tell us the property, the loan amount, and your exit strategy and we will give you indicative terms immediately. Free, no obligation.
By submitting you agree to be contacted by Links Financial Services London Ltd. We never share your details with third parties.
Thanks โ we'll call you back shortly!
Jagpal will respond the same day. For urgent auction deadlines, call directly on 01708 202 175 or WhatsApp 07530 237 815.
Need bridging finance fast?
We respond the same day, every day. Whether it is an auction deadline, a chain break, or a refurbishment project โ call Jagpal directly and we will give you indicative terms within hours.
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Other services our bridging clients regularly ask about.
