Find the situation that sounds like yours
Most people arrive with a problem rather than a product in mind. These are the situations we are asked about most, what usually works, and what it realistically costs.
These are illustrative situations, not client case studies. They describe the kinds of enquiry this market sees, so you can recognise your own position. No figure in them is a quotation, and none describes a specific Amram client. If your situation looks like one of these, call us and we will tell you what is realistic for the deal in front of you.
Auction
4 situations
“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The hammer fell, the deposit is paid, and the lender has just withdrawn on condition or valuation.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“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 works“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 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 worksChain break
3 situations
“My buyer pulled out days before exchange and I could lose the house I am buying”
The sale of your current home has fallen through and the purchase is about to collapse with it.
What usually works“I am downsizing and want to buy before I sell”
You want to move on your own terms rather than accept whatever offer arrives under time pressure.
What usually works“The house I want to live in needs work before a lender will touch it”
You want to buy and live in a property that is not currently habitable, so a residential mortgage is unavailable.
What usually worksRefurbishment
1 situation
Development
6 situations
“This is my first development and lenders keep asking about my track record”
You have the site and the planning, but no completed schemes to point at.
What usually works“I have a site under offer and planning is not granted yet”
The site is available now but the consent that makes it viable has not been granted.
What usually works“My scheme is finished but the units are not selling and the loan is due”
Practical completion is done, some units are sold, and the development facility is approaching term.
What usually works“I want to convert a commercial building into flats”
An empty office, shop or light industrial unit that would be worth considerably more as flats.
What usually works“My build costs have overrun and the facility will not stretch”
You are part-way through and the remaining drawdowns will not finish the building.
What usually works“I want to buy a part-built site that another developer abandoned”
A half-finished scheme is available cheaply because the previous developer ran out of money.
What usually worksCommercial
3 situations
“I want to buy a commercial unit but it is empty and lenders want a tenant”
The building is vacant, so a commercial mortgage lender has nothing to underwrite.
What usually works“My business rents its premises and I want to buy the freehold”
The landlord is selling, or the lease is ending, and buying is better than renewing.
What usually works“I am buying a shop with a flat above and nobody will lend”
A mixed-use building that residential lenders call commercial and commercial lenders call residential.
What usually worksBuy-to-let
5 situations
“I want to turn a house into an HMO but lenders keep declining”
The conversion stacks up on paper but mainstream lenders will not fund the property or the plan.
What usually works“I have several properties and want to restructure the whole portfolio”
Several properties on legacy rates, some equity to release, and a structure that may no longer suit.
What usually works“I want to buy my next rental through a limited company but have never done it”
Everyone says buy through a company, but nobody explains how the lending actually works.
What usually works“I am buying my first rental property and do not know where to start”
You have the deposit and have found a property, but the process is unfamiliar.
What usually works“My rental property fails the EPC rules and I cannot let it”
The energy rating is too low to let legally, and the upgrade costs more than you have available.
What usually worksResidential
4 situations
“I am self-employed with one year of accounts and keep getting declined”
Your business is profitable but you do not have the two or three years most lenders ask for.
What usually works“I am a contractor on a day rate and lenders keep using the wrong income figure”
Lenders keep assessing your limited company accounts rather than your actual day rate.
What usually works“My mortgage offer expired before we completed”
The chain took longer than the offer lasted and the lender will not simply extend it.
What usually works“I need to buy out my ex-partner’s share of the house”
You want to keep the house, and that means paying your former partner their share and taking the mortgage on alone.
What usually worksRefinance
3 situations
“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“My lease is too short to remortgage”
The unexpired lease term has dropped below what mortgage lenders will accept.
What usually worksComplex cases
5 situations
“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 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“My lender has started possession proceedings”
You are behind on a secured loan and your lender has begun court action.
What usually works“I live abroad and want to buy property in the UK”
You are a British expat or a foreign national and UK lenders keep declining on residency alone.
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 worksNot sure which one is you?
Describe the deal in your own words. A specialist will tell you what is realistically achievable and what it would cost.
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.