Commercial Bridging Finance in Bedford

For straightforward cases with all documentation prepared and ready, we can typically obtain a decision in principle within 48 hours and achieve completion within 5 to 10 working days. More complex cases — involving heavy refurbishment, non-standard property types, or corporate structures — may take 2 to 4 weeks. The single biggest factor in achieving speed is preparation: having your identification documents, proof of funds for any equity contribution, details of the exit strategy, and solicitor instructed before the application goes in. We prepare a full lender-ready package before submission, which eliminates the back-and-forth that slows many bridging applications.

These are the three ways bridging loan interest can be structured. Retained interest is deducted from the loan on day one — if you borrow £500,000 gross with 12 months of retained interest at 0.85% per month, you receive £449,000 net and repay £500,000 at exit. No monthly payments are required. Rolled-up interest accrues monthly and is added to the loan balance — you receive the full advance but the amount you owe grows each month. Again, no monthly payments. Serviced interest requires monthly payments of the interest charge, meaning you receive the full advance and repay only the capital at exit, but must have cash flow to meet the monthly obligation. Retained interest is most popular because it provides certainty of total cost from day one.

A first charge bridge is the primary loan secured against the property — it has first priority if the property is sold or repossessed. A second charge bridge sits behind an existing first charge mortgage and has subordinate priority. Second charge bridges are used when you want to raise additional capital against a property without disturbing your existing mortgage — for example, to release equity for a deposit on another purchase. Second charge rates are typically higher than first charge because the lender accepts greater risk. The first charge lender must consent to the second charge being placed on the property.