The deal has a deadline
Auction completions, a seller who will not wait, or a below-market purchase that only exists because you can move quickly.
Short-term property finance
Bridging finance
A bridging loan is short-term funding secured against property, normally for one to twenty-four months, used when a deal cannot wait for a conventional mortgage. Amram Finance is a broker: we package your case and place it with the lender on our panel most likely to fund it on the terms you need.
Whole case packaged for you
Fees disclosed upfront
Brokers, not a lender
Get an indicative quote
Step 2 of 8What’s the bridge for?
This tells us which lenders will look at it.
When it is used
Situations we see most often
The property is not yet mortgageable
No kitchen, no bathroom, structural work outstanding, or a use class that a high-street lender will not touch until it is finished.
The money is tied up elsewhere
Equity is sitting in a property you are selling, a scheme you are finishing, or a facility that is about to expire.
Who it suits
- Property investors buying at auction or below market value
- Developers who need to complete on a site before the funding is in place
- Landlords refurbishing a property before refinancing onto a buy-to-let mortgage
- Homeowners caught in a broken chain who do not want to lose their purchase
- Businesses releasing equity from commercial premises against a known repayment date
| Typical terms | Indicative range |
|---|---|
| Loan size | From around £50,000 to several million |
| Term | 1 to 24 months, most commonly 6 to 18 |
| Maximum gross LTV | Typically up to 75% of value |
| Monthly rate | Priced in LTV tiers — the lower the LTV, the sharper the rate |
| Lender arrangement fee | Usually around 2% of the gross loan |
| Amram broker fee | 1.5% of the loan, disclosed before you commit |
| Interest options | Rolled up, retained or serviced monthly |
| Security | First charge, second charge or multiple properties |
Indicative ranges based on typical specialist market terms. Your actual terms depend on the property, your circumstances and the lender the case is placed with.
How Amram handles it
What we actually do for you
We are brokers. We do not lend our own money — we package your case and place it with the lender most likely to fund it, then manage it to completion.
The conversation
We go through the property, the amount you need, the timescale and — the part lenders care about most — how the loan will be repaid.
Packaging
We assemble the file lenders want: valuation instructions, identification, proof of deposit, evidence of your exit and a schedule of works where there is one.
Lender sourcing
We approach the lenders on our panel whose criteria genuinely fit the deal, and negotiate rate, fee and term rather than accepting the first offer.
Valuation and legals
We instruct the valuer, liaise with both sets of solicitors and chase the items that usually cause delay, such as searches and title queries.
Completion and exit
Funds are released. If your exit is a refinance we arrange that too, so the bridge does not run past its term and into default pricing.
What you’ll need
Have these ready and it moves faster
The single biggest cause of delay is a case assembled as it goes. We will ask for these at the start so the file is lender-ready before it is submitted.
- Photo ID and proof of address for every borrower
- Details of the property: address, tenure, condition and current use
- Evidence of your exit — an agent’s appraisal for a sale, or a decision in principle for a refinance
- Proof of the deposit or equity you are putting in, and where it came from
- A costed schedule of works if any refurbishment is planned
- Company documents and director details if you are borrowing through an SPV
Situations
Does one of these sound like you?
Illustrative situations rather than client case studies — the kinds of enquiry this market sees, and what usually works in each.
“I have found a below-market deal but the seller needs a fast completion”
A motivated seller has accepted a discounted price because you can complete quickly — but only if you actually can.
What usually works“I have defaults on my credit file but the deal itself is strong”
Your credit file has marks on it, and mainstream lenders have stopped reading past that.
What usually works“A title problem has appeared and my lender has withdrawn”
Conveyancing has turned up a defect in the title and the mortgage offer has gone.
What usually worksQuestions
Frequently asked
What is the difference between a net and a gross bridging loan?
The net loan is the cash released to you. The gross loan is that amount plus the arrangement fee, the broker fee and, on a retained deal, the interest held back for the term. Lenders set their maximum loan to value against the gross figure, which is why borrowing "75% of the value" releases noticeably less than 75% in cash.
Do I need to make monthly payments on a bridging loan?
Not necessarily. With rolled-up interest nothing is paid until the loan is repaid, and with retained interest the lender holds the whole term’s interest back at the start. Only serviced interest requires a monthly payment, and that option is the cheapest overall.
Is bridging finance regulated?
It depends on the security. Bridging secured against a property you live in or intend to live in is generally regulated by the Financial Conduct Authority; bridging on an investment or commercial property generally is not. We will tell you which applies to your case before you commit to anything.
What happens if I cannot repay at the end of the term?
Speak to us early, not late. Options usually include extending the facility, refinancing onto a term loan, or reducing the balance from a partial sale. Interest normally increases once a facility goes past term, so the earlier the conversation happens the more options remain.
Can I get bridging finance with bad credit?
Often, yes. Bridging lenders underwrite the property and the exit first, and the borrower second, so adverse credit is not automatically fatal. It can affect pricing and which lenders will look at the case, which is exactly the kind of thing a broker is useful for.
How much does Amram charge?
Our broker fee is 1.5% of the loan. It is disclosed in writing before you commit to anything and is included in the calculator so the figure you see is the whole picture, not just the lender’s costs.
Does Amram Finance lend the money?
No. Amram Finance is a credit broker, not a lender. We package your case, place it with a lender from our panel and manage it through to completion.
Keep reading
Related pages and guides
Auction finance
Funding in place for a 28-day auction deadline.
View pageRefurbishment
Light and heavy refurbishment, including unmortgageable stock.
View pageDevelopment finance
Staged funding for ground-up builds, conversions and heavy refurbishment.
View pageWhat Is a Bridging Loan and How Does It Work?
A plain-English explanation of bridging finance: what it is, how lenders price it, when it makes sense and what it costs in practice.
Read the guideHow Much Does a Bridging Loan Cost?
Every cost in a bridging loan, from the monthly rate to the fees that get added to the balance, with a worked example you can check in our calculator.
Read the guideBridging Loan Exit Strategies Explained
Sale, refinance or something else: how lenders underwrite your exit, what evidence they want, and what happens if the exit slips.
Read the guideBridging loan calculator
Work out the gross loan, LTV, interest and every fee before you speak to anyone.
Open the calculatorTalk the deal through
Free deal review by a specialist. We will tell you what is achievable, what it is likely to cost and what the lender will want to see.
Amram Finance Ltd is a credit broker, not a lender. We do not lend our own money and we do not approve or issue loan offers.
Your property may be repossessed if you do not keep up repayments on a loan secured on it. Some forms of bridging finance and buy-to-let lending are not regulated by the Financial Conduct Authority.