Residential lots
Probate sales, repossessions and tired stock that a mainstream lender would decline on condition alone.
Auction finance
Auction bridging loans
Auction bridging is short-term funding arranged to complete an auction purchase inside the contractual deadline, usually 28 days from the fall of the hammer. Because that clock starts the moment you win, the work that matters happens before the auction, not after it.
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
Commercial and mixed-use lots
Shops with flats above, small industrial units and vacant commercial premises bought for conversion.
Land and unusual titles
Plots with or without planning, short leases and properties with title defects that need time to resolve.
Who it suits
- Investors who buy regularly at auction and need certainty of funding before bidding
- First-time auction buyers who have found a lot and have 28 days to complete
- Developers buying sites where the eventual exit is a development facility
- Anyone who has exchanged at auction and had a mainstream lender pull out
| Typical terms | Indicative range |
|---|---|
| Speed | Built around the 28-day contractual deadline |
| Term | Typically 6 to 18 months |
| Maximum gross LTV | Usually up to 75%, measured against value rather than the hammer price |
| Valuation basis | Lenders often use the lower of the purchase price and market value |
| Legal work | Dual representation where available, to save time |
| Exit | Sale after refurbishment, or refinance onto a term loan |
Indicative only. A 28-day completion depends on the valuer and both solicitors, not on the broker alone, which is why the work belongs before the auction rather than after it.
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
Ideally before you bid. We look at the legal pack, the guide price, your maximum bid and your exit so you know your funding limit before the auction.
Packaging
We prepare the case in advance: identification, proof of funds for the deposit, and the valuation ready to instruct the moment you win.
Lender sourcing
We approach lenders who genuinely complete to auction deadlines, and confirm their appetite for that specific lot type.
Valuation and legals
We instruct the valuation immediately on the fall of the hammer and push the legal work daily against the 28-day clock.
Completion and exit
Completion inside the deadline, then straight on to the exit — refurbishment and sale, or a refinance we arrange at the same time.
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.
- The auction legal pack for the lot you intend to bid on
- Your maximum bid and the deposit you will pay on the day
- Photo ID and proof of address for every borrower
- Evidence of the exit: agent’s appraisal, or a refinance decision in principle
- A schedule of works if the property needs refurbishing before exit
- Solicitor details — ideally one who has done auction purchases before
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 won at auction and my mortgage lender has pulled out”
The hammer fell, the deposit is paid, and the lender has just withdrawn on condition or valuation.
What usually works“I have reserved a property through the modern method of auction”
You have paid a reservation fee and have 28 days to exchange, then 28 more to complete.
What usually works“The property I bought is unmortgageable in its current state”
No kitchen, no bathroom, structural issues or a short lease — the high street has declined on condition.
What usually worksQuestions
Frequently asked
How quickly can auction finance complete?
It is normally arranged to the 28-day contractual deadline. The realistic constraints are the valuation slot and the solicitors on both sides, which is why we prepare the case before the auction rather than after it.
Can I arrange finance before I bid?
Yes, and you should. We can have the lender identified, the case packaged and the valuation ready to instruct so that winning the lot starts a process rather than a search. It also stops you bidding beyond what the funding will support.
What if the property is worth less than I paid?
Most lenders size the loan against the lower of the purchase price and the valuation, so a high hammer price does not increase what you can borrow. If the valuation comes in under, you will need to cover the difference in cash — another reason to agree a maximum bid in advance.
Can I buy an unmortgageable property at auction?
Yes. That is one of the main reasons bridging exists. Lenders will fund properties with no kitchen or bathroom, short leases or structural issues, provided the works are costed and the exit is credible.
What happens if I miss the 28-day deadline?
You risk losing your 10% deposit and being liable for the seller’s costs, and in some cases the difference on a resale. That is the risk the whole process is designed to avoid, which is why the funding work belongs before the auction.
Do modern method of auction purchases work the same way?
Not quite. The modern method usually gives 28 days to exchange and a further 28 to complete, so there is more room. The funding approach is the same, but the timetable is less brutal.
Keep reading
Related pages and guides
Refurbishment
Light and heavy refurbishment, including unmortgageable stock.
View pageBridging finance
Short-term funding secured on property, from 1 to 24 months.
View pageDevelopment finance
Staged funding for ground-up builds, conversions and heavy refurbishment.
View pageBuying at Auction: How to Fund It in 28 Days
A week-by-week plan for funding an auction purchase inside the 28-day deadline, and the mistakes that cost buyers their deposit.
Read the guideHow Fast Can a Bridging Loan Complete?
What actually determines bridging timescales — valuation, legals and packaging — and the specific things that make a case move faster.
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.