The Ultimate Guide to Bridging Loans

UK lenders offer different options when you’re in need of capital. Even in the midst of a global pandemic, there are ways to acquire short-term financing in the form of a bridge loan. Bridging finance is now a popular way to get the funds you need to invest in the property market when a mortgage is not an option.

But before you move forward with taking out a bridging loan, you need to understand what is a bridging loan, how to apply for one and what you can use it for. Read our guide to answer all your questions.


What Is A Bridging Loan?

As the name suggests, a bridging loan bridges a gap; in this case a financial gap. It’s a short-term solution of usually 12 months or less, to manage your finances until permanent funding becomes available through selling other property, funding release, partner investment or similar. Your monthly interest can be incorporated into the loan so that you don’t have to make part repayments during the loan’s term.

The size of the loan is also flexible, For example our loans at Novellus start from £50,000. There is often no cap on the maximum loan amount, offering availability to a large range of projects. There are usually fewer lending requirements than requested by High Street mortgages, making it an ideal form of finance for developers looking to buy unusual sites and properties, or any niche assets.

Let’s say you want to buy a property at auction to refurbish and rent out as a buy-to-let. Mortgages are not always easy to acquire on properties that need work, or if you need to purchase quickly. By using a bridging loan, you can buy the property at auction, complete the renovations in a reasonable timescale and then apply for a standard mortgage against the property.


How Does A Bridging Loan Work?

A bridging loan differs from a normal loan in that it is much quicker to secure, making it an attractive option when you need to finance a project fast. The arrangement fee and interest are deducted in advance, so there are no monthly interest payments. Anyone can apply for a bridging loan; they are used commonly when buying at auction, or if you need to buy before a sale, as well as by property developers and businesses looking to flip a property (the process of buying and selling quickly).

You can usually borrow up to 70-75% of the property’s value that you are using as security if it is a first charge (no other mortgage attached to it). Lenders often have different criteria when considering an application and it is not just a simple income multiple.

There are two types of bridging loans, called ‘open’ or ‘closed’ bridging loans. If you have a guaranteed exit plan in place this is known as a closed bridge. 

An open bridge is used when the exit date has not yet been set, due to financing not currently finalised. This is a more common form of bridging loan, as it can be difficult to guarantee long-term finance at the time you take out the bridging loan.

The exit strategy is an important part of the process and should be considered before you take out a bridging loan. 

Bridging loans are an effective short-term solution to obtaining finance quickly when long-term finance is not currently available but will be by the time the bridging loan is due to be repaid.


When can I take out a Bridging Loan?

Bridging loans can be used for both residential and commercial properties, and by private property owners, developers and investors. Bridging loans can be used for several reasons, including:

  • Buying at auction. Auction contracts usually demand a quick completion, therefore bridging loans can offer finance while another finance is secured.
  • Mortgage free. Property owners who are looking to downsize or buy a home for a lower value than their current property can use a bridging loan while they sell their current property. This offers a quick and straightforward option, often used by older people.
  • Quick purchase. If you have seen your dream home but have not yet sold your current property, a bridging loan ensures you don’t miss out.
  • Broken chain. Buying and selling property can rely on a series of people selling homes before they can purchase a new one, and sometimes the chain can be several links long. If any of these links break down, it can cause issues with your own purchase. A bridging loan provides a solution to this issue.
  • Building or converting. If you want to get going on a new build or a conversion project, a bridging loan can provide you with the initial finance to begin.


Where to Get A Bridging Loan

As the demand for bridging loans has increased, there are now many more companies providing this type of funding. Brokers obtain bridging loans on behalf of their clients. However, the best rates are often obtained directly through companies such as Novellus, especially for nationwide bridging loans. Borrowers should not be afraid to go to lenders directly, in order to obtain the best possible deal.


What’s the Difference Between an Unregulated and Regulated Loan?

Regulated loans must comply with the Financial Conduct Authority (FCA) rules and regulations, and are usually secured against the property you live in or are going to live in. They provide protection to consumers, ensuring the loan is suitable for the clients’ needs. This is determined through discussions between the broker, lender and borrower. This type of loan can be either first or second charge (see below), although second charge loans may have limited FCA regulation. Should issues arise, you can complain to the Financial Ombudsman Service, who will investigate your case.

If loans are secured against investment properties, they can be unregulated. This could include buy-to-let properties or any property being used for business or commercial purposes. If the loan is secured against a property that is not currently occupied by the person(s) obtaining the loan, it will also be unregulated.

As a general example, it is the purpose of the loan that decides if it is within the range of FSA regulation. According to the Council of Mortgage Lenders, “bridging lending secured by a charge over owner-occupied property is regulated, whereas loans secured on non-owner-occupied property (to a property investor, for example) is not.” Buy-to-let bridging loans are an example of the unregulated market.

‘Unregulated’ does not mean unprofessional, borrowers should not be concerned at obtaining unregulated loans. For example, Novellus Limited only work in an unregulated capacity. Many highly professional companies provide unregulated loans, which go into the 100’s of millions of pounds. Companies providing these loans have stellar reputations with extremely high and fair treatment policies. According to a study by, 54 percent of bridging loans are unregulated.


What Is the Difference between First and Second Charge Bridging Loans?

When a bridging loan is secured against property, the property can be either debt free (ie no mortgage to pay on it), or there may still be outstanding mortgage payments to pay on it. If the property has no loans against it, and thus is owned outright, the bridging loan is known as First Legal Charge.

A Second Legal Charge is the security taken by a lender behind the first lender (so in effect it is the second time this property has a charge on it). However, the owner has to own enough equity in the house to cover the bridging loan, offering a viable option if further capital is needed for other projects.

When a loan has a ‘charge’ on it, this refers to the priority the lenders have on the property. If considering taking out a Second Charge often the First Charge lender needs to give consent. The actions of the First Charge lender will have an impact on the Second Charge lender, as the primary loan takes priority over further loans secured against it.


How Much Do Bridging Loans Cost?

The amount a bridging loan costs will depend on the lender and the agreement you have, but on average lenders charge an agreed percentage of the total sum as an arrangement fee, plus a monthly interest charge. Some loans also have a final redemption fee. The rates are determined by factors including the assets, risk profile and time period. Use our bridging loan calculator to find out more.

It is possible to add the payments to your mortgage. For example, if you were charged 2% Arrangement fee and 1% interest PCM, if you borrowed £400,000 over 12 months to secure your new property, you would incur £56,000 fees and interest. When securing your new mortgage you may be able to add this to the loan.

Remember this is just a guide; the actual figures will be determined by the fees and interest rates charged by your lender. As the market becomes more competitive, it is possible to find more competitive terms but in general, bridging loans have a higher overall cost than a mortgage. This is however offset by the speed of this loan type. All-in money on vanilla bridging loans is getting closer to the mainstream market in terms of rates. It is not unusual to see all-in money at 6% per annum on the right types of loan.


How Long Can You Have A Bridging Loan For?

Bridging loans are only intended as short-term finance and the maximum term tends to be 12 months (although 18-month terms have been negotiated in certain circumstances). Some lenders may provide finance for very short terms; 1-day loans are not totally unheard of. The average length of a Novellus bridging loan is about 6-7 months.


How Long Does It Take to Get A Bridging Loan?

One of the most attractive aspects of a bridging loan is the speed at which finance can be procured. The initial arrangements only take a few hours to organise, and funds can be in your bank account within 72 hours, although up to 14 days is a common time frame.

Novellus Limited use their own capital, therefore can comfortably release funds within this timeframe. Borrowers should note lenders in the market often use a 3rd party credit line which may mean the lending process takes longer than those lenders who use their own money. Borrowers are advised to seek this information from their lender should they require funds in a short timeframe.

Compare this time frame to a mortgage, which generally takes 30-60 days, and it is easy to see why bridging loans are an attractive proposition for short-term finance. Novellus provide a very short time frame between enquiry-to-loan payment.


Flexible Interest

Bridging loans often come with the option to ‘roll-up’ interest into the total amount of the loan that gets repaid at the end of the loan. This means that borrowing can cost more overall as you end up paying interest on interest. 

Since the interest is deducted from your overall loan, this will reduce the total loan amount available to you. You can reduce your monthly outgoings and will enable you to focus your finance on paying building costs.

The interest on all regulated loans has to be ‘rolled up’ to avoid the homeowners’ homes being at risk. It is a possible option for shorter-term deals.

An unregulated loan gives you the option of paying the debt monthly or at the start, thus keeping your borrowing costs to a minimum.

If you work with a good broker they may be able to negotiate better terms with the lender that will view it as more favourable than other lenders. This can save you thousands on the cost of your finances. A lender who deals with both light and heavy finance can save you money in surveyor’s fees. 


A Final Word

As with all types of finance, there are pros and cons of bridging loans. Yet in the right circumstances, with due care and attention, bridging loans can be very beneficial to the borrower. They can mean the difference between securing your dream home or losing it to a lack of speedy finance. Whether you require a regulated or unregulated loan, take advice from FCA approved brokers to ensure the loan is the right one for your needs.