Comparison table
| Option | Purpose | Security | Relative cost | Likely speed | Repayment | Limitations |
|---|---|---|---|---|---|---|
| Remortgage | Raise funds / replace deal | Your existing property | Lower | Slower | Monthly, over term | Needs full underwriting and time |
| Further advance | Raise extra funds | Your existing property | Lower | Varies by lender | Monthly, over term | Depends on existing lender's appetite |
| Second charge secured loan | Raise funds without disturbing first mortgage | Your existing property (second charge) | Similar to higher | Can be relatively quick | Monthly or at term end | Needs first lender consent; increases total secured debt |
| Let-to-buy | Buy without selling first | Both properties | Similar | Moderate | Rental income plus your own | Becomes a landlord; buy-to-let criteria apply |
| Commercial mortgage | Buy or refinance business/investment property | The commercial property | Lower (longer-term) | Slower | Monthly, over term | Full underwriting; not for short, urgent gaps |
| Refurbishment mortgage | Buy and improve a mortgageable property | The property | Lower (longer-term) | Slower | Monthly, over term | Property must be close to mortgageable already |
| Development finance | Fund ground-up building works | The site and works | Higher | Slower to arrange, staged release | At sale or refinance | Needs experience, cost plans and monitoring |
| Business loan / asset finance | Business capital needs | Business assets, sometimes property | Varies | Varies | Monthly, over term | Not usually suited to property purchase itself |
| Family help or private capital | Fill a funding gap | Often none, or informal | Lower, if available | Can be fast | As agreed privately | Depends entirely on availability and documentation |
| Renegotiated or delayed completion | Avoid needing funds urgently | None | Lowest | N/A | N/A | Depends on the other party agreeing |
| Bridging finance | Short-term gap funding | Property (first or second charge) | Higher | Can be relatively quick | Lump sum at exit (sale/refinance) | Needs a credible, realistic exit strategy |
Quick test: do you need a bridge?
- Is your deadline genuinely fixed (for example, a contractual date), or could it be negotiated?
- Could your existing lender offer a further advance or a product transfer with extra borrowing?
- Is there enough time for a standard remortgage, even if it takes longer than bridging?
- Could the property stay unsold for longer with a let-to-buy arrangement instead of a forced sale?
- Is family help, a gift, or other private capital realistically available?
If the answer to several of these is yes, it's worth exploring them alongside bridging before deciding.
Remortgage or further advance
A remortgage replaces your existing mortgage, potentially releasing equity in the process (see our equity release via remortgage page). A further advance adds extra borrowing to your existing mortgage without replacing it. Both tend to take longer than bridging to arrange because they involve full mortgage underwriting, but they are usually cheaper if your timescale allows for it.
Let-to-buy
Let-to-buy involves remortgaging your current home onto a buy-to-let basis and letting it out, freeing up funds (or simply your ability to borrow) to buy a new residential property, rather than needing to sell first. This avoids a forced quick sale but means taking on a landlord's responsibilities and a buy-to-let mortgage on the existing property.
Second charge secured loan
A second charge loan (bridging or longer-term) raises funds secured against a property you already own, without disturbing your existing mortgage. See our second charge bridging loans page for how this compares to bridging specifically.
Family help or gifted deposit
Funds from family, whether a gift or a private loan, can sometimes remove the need for bridging altogether. Lenders will usually want this properly documented (for example with a gifted deposit letter) to satisfy source-of-funds checks, and any private loan arrangement should be put in writing to avoid disputes later.
Delaying or renegotiating completion
Where contractually possible, renegotiating a completion date with the seller, or agreeing a delayed completion, can remove the time pressure that bridging would otherwise solve. This depends entirely on the other party's willingness and isn't always available, particularly in auction purchases where the deadline is fixed by contract.
How our advice is paid for
Initial advice is free. If you go ahead, any fee will be explained and agreed with you in writing before chargeable work begins. A lender or finance provider may also pay commission.
We will assess your requirements and explain the finance routes that may be available. Where specialist support or an introduction is required, we will explain who will handle the case and any associated costs or commission.
Bridging enquiries are assessed internally by our team to understand your requirements and the appropriate route. Where referral to a partner adviser is needed, we will explain who they are, what information will be shared and any referral payment, and obtain your permission before sharing your details.