Not every property finance need fits a standard residential mortgage. Contractors who are also property investors, developers or business owners often need finance products that sit outside the mainstream — bridging loans, auction finance, limited company buy to let, HMO mortgages, commercial lending or development finance.
We arrange specialist finance across all of these categories for contractor clients. Whether you need fast bridging finance to secure a property at auction, a limited company structure for your rental portfolio, or commercial funding for business premises, we source from across the full specialist lending market and find the right solution for your situation.
A bridging loan is short-term property finance, typically used to bridge a gap between buying a new property and selling an existing one, to secure a property quickly before arranging long-term finance, or to fund renovation or refurbishment works before remortgaging onto a standard product.
Bridging loans are assessed on the property value and exit strategy rather than on income alone, which makes them accessible to contractors whose income structure might slow a standard mortgage application. Rates are higher than long-term mortgage rates — typically 0.5% to 1.5% per month — but for short-term purposes, the speed and flexibility often outweigh the cost.
We arrange bridging finance from £50,000 upwards, with decisions typically available within 24 to 48 hours and completion in as little as five to ten working days for straightforward cases.
An increasing number of property investors hold buy to let properties in a limited company (typically an SPV special purpose vehicle) rather than personally. The main driver is tax efficiency: mortgage interest is fully deductible against rental income within a limited company, whereas personal landlords face the Section 24 restriction that limits the deduction to the basic rate of tax.
Limited company BTL mortgages are assessed differently from personal buy to let products, and not all lenders offer them. We work with specialist BTL lenders who are experienced with SPV structures, multi-property portfolios and contractor investors who may be combining personal and company-held properties.
Houses in multiple occupation — properties let to three or more unrelated tenants forming two or more households — require specialist HMO mortgages. Mainstream buy to let lenders typically will not lend on HMOs, and those that do often require significant experience as a landlord.
HMO properties can offer higher rental yields than standard buy to let, but the regulatory and management requirements are more complex. We arrange HMO finance for experienced landlords and for contractors taking their first steps into multi-let property, sourcing from specialist lenders who understand the sector.
Contractors who own or operate businesses may need commercial mortgage finance for business premises, or semi-commercial finance for mixed-use properties combining residential and commercial elements — a flat above a shop, for example.
Commercial lending is assessed primarily on the strength of the business and the property value, with personal income playing a secondary role. This can be beneficial for contractors whose personal income structure is complex but whose business is well-established and profitable.
Ground-up Development Finance and refurbishment or conversion finance are available for experienced property developers and for contractors with experience in construction or project management who are taking on property development projects.
Development finance is staged — funds are released in tranches as construction milestones are reached — and is typically assessed on the gross development value (GDV) of the completed project. We source development finance from specialist lenders with experience in residential, mixed-use and commercial development.
In straightforward cases, a bridging loan can be arranged in five to ten working days from the initial enquiry. More complex cases — where legal title issues or structural matters need to be resolved — may take longer. We work with bridging lenders who have in-house legal teams and valuation panels that can move quickly when needed.
Yes — light and heavy refurbishment bridging products are specifically designed for properties that are not mortgageable in their current condition. The loan covers the purchase price and may include a facility to draw down additional funds for the works, with the property refinanced onto a standard mortgage or sold once works are complete.
Most limited company BTL lenders require a minimum deposit of 25%, though some will lend up to 80% loan to value for the right property and borrower profile. The deposit requirement is the same whether you are purchasing personally or through a limited company.
Some lenders will consider first-time HMO landlords, particularly if you can demonstrate relevant experience — property management, construction or project management background, for example. Others require previous buy to let or HMO experience. We assess your background and identify lenders whose criteria you can meet.
Bridging finance is typically used for short-term property acquisition or light refurbishment, where the exit is a sale or refinance within twelve to twenty-four months. Development finance is specifically structured for ground-up construction or major conversion projects, with staged drawdown facilities tied to construction milestones. The distinction matters because lenders who specialise in one do not always offer the other.