Get help and support with sourcing and applying for a Bridging Loan, secured against residential or commercial properties.
Bolton Business Finance is an independent bridging loan broker, part of our wider property finance service. Funds can be for any business purpose including property investment/renovation, purchases, auctions and other short term lending requirements.
Written by Marcus Wright, owner and founder of Bolton Business Finance Ltd, in financial services since 2008 and a commercial finance broker since 2019. Last reviewed September 2026.
On this page
- Bridging loans at a glance
- Business purpose bridging only
- Independent bridging loan brokers
- What is a bridging loan
- How bridging finance works
- Types of bridging finance
- Regulated and unregulated bridging
- What a bridging finance broker does
- Exit strategy
- How fast bridging completes
- Bridging compared with other finance
- Adverse credit bridging
- Bridging finance Manchester
- Bridging loan FAQs
The short version
- Bolton Business Finance is an independent bridging loan broker arranging short term loans secured on residential investment, commercial and semi-commercial property and land.
- A bridging loan is a short term loan, usually of 1 to 36 months, used to buy or refinance property quickly and repaid by a sale or a longer term mortgage.
- As at September 2026, bridging facilities across our lender panel run from £10,000 to £100m at rates from 0.55% to 2% per month.
- Lenders typically advance up to 75% of value, up to 85% on refurbishment, and up to 100% on below market value purchases or with extra security.
- In our experience a bridging loan completes in two to four weeks on a clean case, and an auction finance offer can be in place within 3 working hours. Every bridging loan needs a credible exit.
- Bolton Business Finance is not authorised by the FCA and arranges unregulated, business purpose bridging only. Property secured deals carry a £495 upfront fee and 1% on completion.
Bridging loans at a glance
A bridging loan is a short term loan secured against property or land, arranged quickly and repaid in one go when the property is sold or refinanced. The figures below are the range across our lender panel as at September 2026.
| Item | Detail | Notes |
|---|---|---|
| Loan size | £10,000 to £100m | Larger cases placed case by case |
| Term | 1 to 36 months | Most cases run 6 to 18 months |
| Interest rate | 0.55% to 2% per month | Depends on LTV, property type and exit |
| Interest | Rolled up, retained or serviced | Most borrowers roll or retain, so there is no monthly payment |
| Maximum LTV | Typically 75% loan to value | Up to 85% on refurbishment, up to 100% on BMV or with extra security |
| Security | First or second charge | Residential investment, commercial, semi-commercial or land |
| Speed | Two to four weeks on a clean case | Auction finance offer within 3 working hours |
| Exit | Sale or refinance | The lender underwrites the exit as hard as the property |
| Broker fee | £495 upfront plus 1% on completion | Lender fees are separate and set out in writing |
| Regulation | Unregulated, business purpose only | See who we can help, below |
Business purpose bridging only
Who we can help
- Bolton Business Finance arranges bridging for limited companies, LLPs, trading businesses and property investors borrowing for business or property investment purposes.
- We do not arrange bridging to an individual secured on their own home, or any other regulated bridging loan.
- Where a limited company or LLP is the borrower, a director’s own home can be offered as security, including as extra security on a higher loan to value.
- If you are a sole trader or a partnership of two or three partners, speak to us first. Some lending to you may be regulated, and regulated lending is outside what we can arrange.
Independent Bridging Loan Brokers
Bridging loans are most commonly used to purchase properties that are in need of refurbishment and therefore not mortgage-able. However they can also be used to get quick access to funds, if you have a property with sufficient equity.
We will help you compare different lenders and guide you through the application process.
Call 0161 546 9128 or fill in the form below.
- Experienced Bridging Loan Brokers
- Named Independent Relationship Manager
- Property Finance & Investing Made Simple
- New Purchases & Capital Raising
- Assistance With Finance Applications
What Is A Bridging Loan?
If you are renovating a property or have a short term funding requirement, a Bridging Loan may be suitable. Secured against residential or commercial property, release money for renovations or other business purposes.
- Any Amount From £10,000 to £100m
- Loan Terms From 1 to 36 Months
- Rates From 0.55% to 2% Per Month (Depending on LTV)
- Interest Payments Rolled or Serviced
- LTV Typically Up To 75%, 85% On Refurbishments and Up To 100% On BMV or With Extra Security
Figures are the range across our lender panel as at September 2026.
How Does Bridging Finance Work?
A Bridging Loan is a faster and more flexible alternative to a mortgage, for short term funding requirements.
A Bridging lender will take a charge over your property, and provide you with an amount up to a certain loan to value (LTV) of the property. Once the loan is repaid, the charge is lifted.
Typical Fees May Include:
- Arrangement Fee Charged by the lender
- Exit Fee Sometimes Charged Upon Repayment
- Surveyor/Valuation Fee is usually required
- Solicitors Legal Fees
- Monthly Interest
Work out the full cost of a bridge, including interest, fees and the net advance, with our bridging loan cost calculator.
Types of Bridging Finance
There are a large number of different Bridging Financiers in the UK and a wide range of products to suit different needs. We can help you access what options are available for your unique circumstances.
Common types of Bridging Finance include:
Unregulated Bridging Loans
A standard Bridging Loan may be suitable to assist with a property purchase or for a short term lending requirement. See regulated and unregulated bridging for what makes a loan unregulated.
Commercial Bridging Loans
Short term finance secured on shops, offices, industrial units, pubs, care homes and mixed use buildings, for limited companies and property investors. Used when a purchase has to beat a commercial mortgage timetable, or when a vacant or unmodernised building will not yet support a mortgage at all.
- 65% to 70% LTV on commercial property, up to 75% on semi-commercial
- Loans from £25k, terms from 1 to 36 months
- Completion in 2 to 4 weeks on a clean case
- Unregulated, business purpose only
Second Charge Bridging Loans
Use the equity in properties with existing mortgages or loans to secure additional funding. This could be for business purposes, property investment or to bridge short term funding gaps.
You can use a wide range of properties, such as:
- Main Residential House
- Buy To Let Properties
- Commercial Property
- Land & Developments
A main residence can be used where the borrower is a limited company or LLP and the funds are for business or property investment purposes. A second charge taken by an individual against their own home is regulated, and we do not arrange it.
Read Our full article on Second Charge Bridging Loans to find out more.
100% LTV Bridging Loans
Typically bridging loans go up to 75% loan to value, or 85% on refurbishment, however in some circumstances it may be possible to get 100% funding against a property purchase.
- Below Market Value Purchases
- 100 Percent Bridging Loans
- No Deposit Bridging Finance
- Use Extra Security to get 100% LTV Bridging
Related Articles: How To Get 100% LTV Bridging Loans and Below Market Value Bridging Loans. For the term itself, see BMV in our glossary.
Property Title Split Bridging & Finance
We work with a number of specialist lenders that offer bridging for title split property investments.
- Residential Title Splits
- Commercial Title Splits
- Semi-Commercial Title Splits
- Land Splitting
- Freehold to Leasehold Blocks
Find out more about Title Split Bridging Finance.
Quick Auction Finance
There are specialist bridging lenders that specialise in Auction Finance. If you are bidding on property at auction, you need to have appropriate funding in place.
Given the very quick turnarounds required, it’s often not possible to get a mortgage in place if you are not a cash buyer.
We can act very quickly to get you an Auction Finance offer within 3 working hours if required.
Get Auction finance in Manchester and across the UK.
Read our full guide to auction finance.
Property Refurbishment Bridging
If a property is in need of renovation then a Refurbishment Bridging Loan may be required. The loan can be used to finance the purchase, typically up to 75% LTV. Then you can also potentially finance cost of works in arrears, up to 100% provided it’s no more than 75% of the finished value of the property.
- Light Refurbishment
- Heavy Refurbishment
- Finance Purchase & Cost of Works
- 85% LTV Bridging Finance For Refurbishments
Read our full guide to refurbishment bridging loans. Converting a commercial building to flats? See commercial to residential conversion finance, and model a refurbish and refinance with the BRRR calculator.
Land Only Bridging Loan
We can arrange finance to purchase or refinance land, with or without planning consent for development.
- Max 70% Loan to Value.
- Rates from 0.75% per month.
- Terms up to 36 months.
- Minimum loan size £50k
- UK, including England, Wales, Scotland and Northern Ireland
Land figures are as at September 2026. Read our full guide to land bridging loans.
Re-Bridge & Re-Finance
If your current funder is not providing the required funding for your project, we can look to replace them. There are a large number of specialist Bridging Funders in the UK and it may be possible to move to another funder if required.
Reasons can include, higher LTV, different lending appetite, current funder has withdrawn your facility and more.
Development Exit Loan
If you have completed a property development project, you may need more time to sell or mortgage your properties. A Development Exit Bridging Loan can give you more time to sell and often at lower rates than Development Finance.
- More time to sell finished properties
- Release equity for next project
- Potentially reduce monthly interest rates
Read our full guide to development exit finance. Development exit is also the usual route for new builds that are finished but not yet sold.
Islamic Bridging Finance
Sharia compliant bridging is structured without interest, usually as a purchase and resale or a lease, and is available from a small number of specialist UK funders. It can be used for the same purchases and refurbishments as conventional bridging. Read our guide to Islamic bridging finance.
Regulated and unregulated bridging
A bridging loan is regulated by the Financial Conduct Authority when the borrower is an individual, or a trustee, and the property is, or will be, at least 40% lived in by the borrower or their family. Every other bridging loan is unregulated.
That means a loan to a limited company or LLP is unregulated, including where a director’s own home is given as security for business or property investment purposes. Bridging on investment property, commercial property and land for business purposes is unregulated too.
Bolton Business Finance is not authorised by the FCA and arranges unregulated bridging only. If you want to borrow as an individual against the home you live in, you need an FCA authorised broker.
What a bridging finance broker does
A bridging finance broker matches your deal to the lenders who will actually do it, then manages the case to completion. Most bridging lenders on our panel have clear preferences on property type, loan size, location and exit, and a lender that suits a £150,000 refurbishment will often decline a £2m commercial bridge.
On each case we package the property, the borrower and the exit so the lender can underwrite quickly, negotiate the rate, the fees and the retained interest period, and keep the valuer and both sets of solicitors moving. Our fee on property secured deals is £495 upfront and 1% on completion, and every lender fee is set out in writing before you commit.
Bridging exit strategy
The exit is how the bridging loan is repaid, and it is the part of the case lenders look at hardest. A strong exit gets better terms. A weak one gets a decline, however good the property.
| Exit | What the lender wants to see | Where to read more |
|---|---|---|
| Sale | Realistic value and time to sell, backed by local comparable evidence | 180 day value |
| Refinance to buy to let | Rent that covers the buy to let lender’s stress test after the works | Buy to let mortgages |
| Refinance to commercial mortgage | Trading accounts or a lease that a term lender will accept | Commercial mortgages |
| Development exit | Finished units, sales evidence and a sales plan | Development exit finance |
How fast a bridging loan completes
In our experience a bridging loan completes in two to four weeks on a clean case, and faster where the legal work is simple. Terms are rarely what holds a case up. Valuation and legal work take most of the time.
- Enquiry, where we take the property, the loan needed and the exit, usually in one call
- Indicative terms, typically back the same day or within 48 hours
- Valuation, instructed as soon as you accept terms
- Legal work, with your solicitor and the lender’s solicitor working in parallel
- Completion, with funds released to your solicitor
The single biggest thing you can do to speed up a bridge is instruct a solicitor who does bridging work regularly and can act quickly on title, searches and the lender’s requirements. We can point you to firms we have seen complete bridging cases in Bolton and Manchester.
Bridging compared with other finance
Bridging is the fastest and most flexible form of property finance but the most expensive per month. The two tables below answer the two comparisons borrowers ask about most.
| Feature | Bridging loan | Commercial or buy to let mortgage |
|---|---|---|
| Speed | Two to four weeks on a clean case | Six weeks to six months |
| Term | 1 to 36 months | 3 to 25 years |
| Interest | Monthly rate, usually rolled up or retained | Annual rate, paid monthly |
| Property condition | Can be unmortgageable or in need of works | Must be lettable or trading |
| Repayment | One payment on sale or refinance | Monthly over the term |
| Feature | Bridging loan | Development finance |
|---|---|---|
| Best for | Purchase, light or heavy refurbishment | Ground up build or major conversion |
| How funds are released | Mostly on day one, works can be funded in arrears | Land advance, then staged drawdowns |
| Lender assessment | Current value, works and exit | Build cost, gross development value and your experience |
| Monitoring | Light, often a single valuation | Monitoring surveyor on every drawdown |
For ground up schemes see property development finance and the development finance drawdown calculator.
Adverse credit bridging
Bridging lenders lend mainly on the property and the exit, so a CCJ, a default or missed payments are often less of a barrier than they would be with a bank. Recent or unsatisfied adverse credit usually means a lower loan to value or a higher rate rather than a decline. Tell us about it at the start, because lenders find it on the credit search and a late surprise is what loses cases.
Bridging Finance & Loans Manchester
If you are looking for Bridging Finance or Loans in Manchester, then please get in touch. From our offices based in Greater Manchester, we can offer a local service. Call 0161 546 9128
Face to face appointments available if required. Our local knowledge of Manchester and the surrounding areas, will make applying easy and straight forward.
Using a local based broker makes it easier if paperwork needs signing or Identification verifying.
Our head office is in Bolton town centre, and we arrange bridging across Greater Manchester, Lancashire and the rest of the UK. See also our commercial finance broker in Manchester page.
Bridging finance guides and tools
- Bridging loan cost calculator
- Compare commercial bridging quotes
- BRRR calculator
- Second charge bridging loans
- How to get 100% LTV bridging loans
- 85% LTV bridging loan for refurbishment
- Below market value bridging loans
- Title split bridging finance
- Islamic bridging finance
- Commercial to residential conversion finance
Bridging loan FAQs
What is a bridging loan?
A bridging loan is a short term loan secured against property or land, usually for 1 to 36 months, used to buy or refinance quickly and repaid in one payment when the property is sold or refinanced onto a longer term mortgage. Interest is normally rolled up or retained, so there is often no monthly payment during the term.
How much does a bridging loan cost?
As at September 2026, bridging rates across our lender panel run from 0.55% to 2% per month, depending on the loan to value, the property and the exit. On top of interest there is usually a lender arrangement fee, a valuation fee and legal fees, and sometimes an exit fee. Our own fee on property secured deals is £495 upfront and 1% on completion.
How quickly can a bridging loan be arranged?
In our experience a bridging loan completes in two to four weeks on a clean case, and faster where the legal work is simple. For auction purchases we can get an auction finance offer within 3 working hours. Valuation and legal work take most of the time, so instructing a solicitor who does bridging work regularly makes the biggest difference.
What is an exit strategy on a bridging loan?
The exit strategy is how the bridging loan will be repaid at the end of the term, usually by selling the property or refinancing onto a buy to let or commercial mortgage. Lenders assess the exit as carefully as the property itself, because a bridge with no credible way out is a loan they cannot get repaid.
Can I get a bridging loan with bad credit?
Often, yes. Bridging lenders lend mainly on the value of the property and the strength of the exit, so CCJs, defaults and missed payments are less of a barrier than with a bank. Recent or unsatisfied adverse credit usually means a lower loan to value or a higher rate rather than an outright decline.
Do you arrange regulated bridging loans?
No. Bolton Business Finance is not authorised by the FCA and arranges unregulated bridging only. That covers loans to limited companies and LLPs, including where a director’s home is the security, and business purpose bridging on investment, commercial and semi-commercial property and land. An individual borrowing against their own home needs an FCA authorised broker.
Apply For A Bridging Loan
Tell us about the property and the exit
Please fill in the form below and one of our team will be in touch. Send us the property, the price or value, the loan you need and how it will be repaid, and we will usually come back with indicative terms within 24 hours. Call 0161 546 9128 if the deal is urgent.
About the author
Marcus Wright is the owner and founder of Bolton Business Finance Ltd. He has worked in financial services since 2008, beginning his career at Santander, and has been a commercial finance broker since March 2019.
He founded Bolton Business Finance in 2020 to give businesses access to the whole lending market rather than one bank’s own product range. The firm is a member of the National Association of Commercial Finance Brokers and works with a panel of 135+ lenders.
Marcus arranges commercial mortgages, bridging, development finance, business loans, asset finance, invoice finance and merchant cash advances. Call 0161 546 9128.
Bolton Business Finance Ltd is an independent commercial finance brokerage, not a lender. We are not authori