Fast bridging loans in the UK, how they work and when to use them

– Introduction
– What a bridging loan is
– Fast vs quick bridging loans
– When to use bridging
– How to get funds fast
– Costs and fees
– Regulated or unregulated
– Documents lenders ask for
– Risks to watch
– FAQs
– Conclusion

When speed matters, fast bridging loans let buyers move before long term finance is in place. Completions can be as quick as a few days in simple cases, although two to four weeks is more typical. brickflow.com

A bridging loan is short term, secured finance that covers a gap between now and a planned exit, for example buying before you sell, or before a refinance. The loan is secured against property or land and is judged mainly on the strength of the security and the exit.

Unregulated loans for investment or commercial cases can run up to 24 months. Costs are higher than a standard mortgage, but fast bridging loans and quick bridging loans can complete sooner when the case is packaged well.

There is no product difference. Lenders and borrowers use both phrases to describe the same type of short term funding. Speed comes from the case, not the label.

Deals move quickly when the exit is clear and evidenced, the valuation route is proportionate to the risk, legals are instructed early with title issues resolved or insured, and the full pack is ready on day one. Lower loan to value, standard construction and simple occupancy also help.

BiG Property Finance is set up for speed. We review cases the same day, line up valuation and legals in parallel, and guide you on exactly what to provide so nothing stalls. Tell us you need to move fast at enquiry and we will shape the process around your exit to give your fast bridging loan, or quick bridging loan, the best chance of completing without delay.

Use bridging when timing or certainty matters and you have a clear exit. It suits cases where a standard mortgage cannot complete in time, or where short term flexibility is needed.

Common examples include repairing a broken chain or completing an auction purchase with a fixed deadline. Investors use fast bridging loans to secure a discount, carry out light works, then refinance onto a longer term product once the property is mortgageable.

Bridging also helps at the end of a build. A development exit loan gives time to sell units or to refinance onto a term facility without pressure from the original build lender. It can also cover title or lease work, for example a lease extension or minor legal clean up that would otherwise hold up a mortgage.

Quick bridging loans can release equity for time sensitive opportunities, such as a deposit on another purchase, a planning led acquisition, or covering a short term cash flow need. They can also solve delays caused by a down valuation or a slow mortgage underwrite, letting the deal proceed while the longer term funding is arranged.

For investment and commercial cases it is usually unregulated and can run up to twenty four months. In all cases the exit should be realistic and evidenced, for example a sale in progress or a refinance in principle.

Follow these steps to keep a quick bridging loan moving.

1. Define your exit at the start
   
   Sale agreed, refinance in principle, or a clear liquidity event. Lenders prioritise a strong exit.
2. Pick a specialist who can move quickly
   
   Ask about average completion times, use of desktop valuations, title insurance, and maximum loan to value at speed. Many lenders cap gross LTV around 75 percent.
3. Instruct legals early on both sides
   
   Engage solicitors who know short term finance. Ask if they can run searches in parallel and accept title insurance where appropriate.
4. Package the case properly
   
   Provide ID, proof of address, asset and liability summary, property details, works scope if any, and exit evidence. A complete file reduces back and forth.

Be responsive

Reply to lender and solicitor requests the same day. Small delays stack up.

Bridging costs include interest, an arrangement fee, valuation and legal fees, and sometimes an exit fee. Arrangement fees are often up to 2 percent of the loan. Interest may be serviced monthly or retained to the end. Always ask how interest is charged, daily or monthly, as this can affect the total cost.

Bridging secured on a home you live in, or will live in, is usually regulated by the Financial Conduct Authority. Not all lenders will provide a regulated bridging loan, so make sure to check this with your broker as early as possible because protections and processes do differ.

Bridging for buy to let, commercial or investment property is usually unregulated and can be offered by most bridging lenders.

• Proof of ID and address
• Property details and title
• Valuation or desktop assessment
• Evidence of deposit and source of funds
• Exit evidence, for example sale memorandum or mortgage decision in principle

Company documents if borrowing via a limited company

These support underwriting on the asset, the plan, and the exit.

Bridging carries higher costs than long term borrowing, and default interest applies if you miss the agreed term. It is important to stress test the exit carefully, considering factors such as how achievable the refinance or sale will be within the timeframe, and what impact delays could have on costs.

Market conditions can also change during the loan period. Shifts in buyer demand, property values, or mortgage availability may affect your ability to repay on time. Borrowers should plan conservatively, leaving enough margin in case the exit takes longer than expected or produces less than originally forecast.

How fast can a bridging loan complete?

Simple cases with desktop valuation and clean title can complete in days. Most cases complete in two to four weeks. 

What loan to value is typical for quick bridging loans?

Many lenders cap gross LTV at about 75 percent, with lower LTVs often moving faster. 

Can a business use a fast bridging loan?

Yes, businesses use bridging against assets for short term needs such as property, stock, or working capital. These loans are secured and come with higher costs, so plan the exit. British Business Bank

Is there a difference between fast and quick bridging loans?

No. These are search terms for the same type of product. Speed comes from preparation, lender processes, valuation approach, legal work, and exit clarity.

Fast bridging loans are about preparation. Define the exit, pick a lender that can use streamlined valuation and title solutions where suitable, instruct legals early, and keep documents ready. That is how to turn a quick bridging loan from plan to funds.

Need to move quickly on a purchase or refinance, and want to discuss fast bridging loans for your case

Speak to our team or complete the enquiry form on our website.