What genuinely makes a case urgent
Genuine urgency usually comes from a fixed external deadline — an auction completion date, a chain that is about to collapse, or a deadline attached to a commercial opportunity. It's worth being honest about whether your deadline is truly fixed or just a preference, because the two are assessed differently by lenders and by us.
Why no completion time can be guaranteed
Every bridging case involves a valuation, legal work on both sides, and checks on the security and the borrower. Any of these can take longer than expected — a valuer may need extra access, a legal title query may need resolving, or further information may be requested. We won't promise a completion date we can't control, but we will flag anything in your case that's likely to slow things down.
Valuations: desktop, automated, physical
Some lenders can rely on a desktop or automated valuation for straightforward, lower-risk cases, which can be quicker to arrange than booking a physical inspection. Unusual properties, higher loan amounts, or properties needing works typically require a full physical valuation. Which approach applies is entirely down to the lender's policy and the individual case.
Legal title issues
Problems such as unregistered land, missing planning consents, restrictive covenants, or leasehold issues can all add time, because the lender's solicitor needs to be satisfied before releasing funds. Where possible, gather title documents, any planning history and lease information early so your solicitor can flag issues before they become a bottleneck.
Proof of funds and source of deposit
Lenders need to verify where any deposit or additional funds have come from, as part of standard anti-money-laundering checks. Having bank statements, gift letters, or evidence of a property sale ready in advance avoids delay later in the process.
Evidence of your exit
A clear, credible exit strategy is one of the most important factors in both approval and speed. If your exit is refinancing, having an agreement in principle or clear understanding of likely mortgage eligibility can help. If your exit is a sale, evidence that a related sale is proceeding (such as a memorandum of sale or exchanged contracts) strengthens the case.
Experience and business plans
For bridging linked to development, conversion or a business purpose, lenders will often want to understand your relevant experience and, for larger or more complex projects, a simple business plan or schedule of works. Being ready to explain this clearly avoids back-and-forth later.
If a home is used as security
If a home will be used as security, tell us at the outset. The adviser handling your case will assess the relevant lending requirements and explain the risks and regulatory position.
Document checklist
- Proof of identity and current address
- Evidence of the source of any deposit or additional funds
- Details and recent photos of the security property
- Evidence of your exit strategy (sale memorandum, remortgage plan, etc.)
- Details of any existing mortgages or charges on the property
- For development or refurbishment cases, a schedule of works or costings
What you can do before applying
Instruct a solicitor experienced in bridging transactions as early as possible, gather the documents above, and be realistic with us about your deadline and your exit plan. The clearer the picture we have at the outset, the faster we can identify suitable lenders and avoid delays caused by missing information.
Typical stages (illustrative)
Illustrative example — not a quote or available deal
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.