A facility is expiring
An existing bridge or development loan is approaching term and the planned exit has not yet completed.
Refinance and equity release
Refinance bridging
Refinance bridging replaces an existing loan or releases equity from a property you already own, usually because the current facility is expiring or the money is needed faster than a term lender can move. It is repaid by a sale or by a longer-term mortgage arranged to follow 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
Equity is needed quickly
A deposit for another purchase, a tax bill, or working capital that a term lender cannot release in time.
The property does not fit a term lender yet
Recently converted, part-let, or short lease — fundable now on a bridge, mortgageable in a few months.
Who it suits
- Borrowers whose existing bridge or development facility is running out of term
- Investors releasing equity to fund a deposit on the next acquisition
- Owners of properties that will qualify for a term mortgage once let or seasoned
- Businesses needing to release capital from premises they already own
| Typical terms | Indicative range |
|---|---|
| Term | Typically 6 to 18 months |
| Charge | First charge, or second charge behind an existing mortgage |
| Maximum gross LTV | Usually up to 75% on a first charge; lower on a second |
| Purpose | Lenders will want a clear, evidenced use of funds |
| Exit | Refinance onto a term mortgage, or sale |
| Speed | Faster than a term remortgage, at a higher monthly cost |
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 look at what is secured on the property now, what you need to release, and what the longer-term funding will be.
Packaging
We package the redemption figures, the current lender’s position, rental evidence where relevant and the exit route.
Lender sourcing
We approach lenders who can work to your timescale and are comfortable with the charge structure the deal needs.
Valuation and legals
We coordinate the valuation and the legal work, including any consent required from an existing lender on a second charge.
Completion and exit
The facility completes, and we arrange the term refinance so the bridge is repaid on schedule rather than extended.
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.
- A redemption statement from the existing lender
- Details of the property and any tenancies in place
- What the released funds will be used for, with supporting evidence
- Your exit: a term lender’s decision in principle, or an agent’s sale appraisal
- Recent rental statements if the property is let
- Company accounts or SA302s if the exit is income-assessed
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.
“My bridging loan is about to expire and the property has not sold”
The term is nearly up, the sale has not happened, and default pricing is approaching.
What usually works“I need to raise money quickly against a property I already own”
The equity exists but a remortgage will not complete in the time available.
What usually works“I have inherited a property and need to release money before it sells”
The property is yours or will be, but the money is locked up until it sells — and there may be a tax bill first.
What usually worksQuestions
Frequently asked
Can I bridge out of an existing bridging loan?
Yes, and it is common when an exit slips. Lenders will look closely at why the original exit did not happen and whether the new one is any more credible, so come with evidence rather than optimism.
What is a second charge bridging loan?
A loan secured behind an existing mortgage, which stays in place. It avoids redeeming a mortgage on good terms or paying an early repayment charge, but the first lender must consent and the rate is usually higher because the security position is weaker.
Why not just remortgage?
If a term remortgage can be arranged in time, it will almost always be cheaper. Bridging exists for when it cannot — because the property does not yet qualify, the income evidence is not there, or the money is needed in weeks rather than months.
Will the lender ask what the money is for?
Yes. Use of funds is part of the underwriting, and for regulated cases it is a requirement. Vagueness slows a case down considerably.
Can I release equity from a property I own outright?
Yes. An unencumbered property is straightforward security, and the lack of an existing charge usually makes the process quicker.
How is the exit assessed?
If the exit is a refinance, the lender wants to see that the term lender will actually lend — a decision in principle, rental coverage figures, or evidence that the property will meet criteria by the time the bridge ends.
Keep reading
Related pages and guides
Development exit
Refinance a finished scheme onto cheaper, calmer funding.
View pageCommercial mortgages
Owner-occupied and investment premises across the UK.
View pageBuy-to-let mortgages
Single properties, HMOs, limited company structures and portfolios.
View pageBridging 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 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 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.