FCA Regulated
Regulated Bridging
Finance
Moving home but the timing doesn't line up? A regulated bridge gets you there. We work across a wide panel of specialist lenders to find the right fit for your circumstances, not just the first offer available.
When to use a residential bridge
A regulated residential bridging loan is ideal when you need to move fast on your next home.
Chain break
Your buyer pulls out but you need to proceed with your purchase. A bridge covers the gap until your property sells.
Auction purchase
Won at auction? You have 28 days to complete — too fast for a mortgage. Bridge the gap and refinance after.
Buy before you sell
Found your dream home? Secure it now with a bridge, then repay when your current property sells.
Downsizing
Moving to a smaller property? A bridge lets you buy first, then sell your larger home at the best price without rushing.
Renovation before moving in
Property needs work before it's habitable? A bridge funds the purchase, then you refinance onto a mortgage once it's liveable.
Inheritance or probate
Need to buy out other beneficiaries or fund inheritance tax? A bridge provides fast access to funds while the estate is settled.
Residential bridging rates
Under 60% LTV
From 0.55%/mo
Arrangement fee: 2%
60% – 70% LTV
From 0.61%/mo
Arrangement fee: 2%
70% – 75% LTV
From 0.65%/mo
Arrangement fee: 2%
What is regulated bridging finance?
A regulated bridging loan applies where the security is a property you live in, or have lived in — typically your own home. It's short-term finance designed to cover a gap: perhaps between buying your next home and selling your current one, or while a property undergoes renovation before it qualifies for a standard mortgage.
Terms are much shorter than a mortgage — usually a matter of months, up to 12 months for regulated facilities. Where it's covering a property chain, the amount available is generally based on the equity in your current home and the value of the property you're purchasing.
Where none of the security is a home you live in — a Buy-to-Let, commercial premises, or development land, for example — the loan would instead fall under unregulated bridging. We'll confirm which applies to your case and talk you through what that means in practice.
Why choose regulated bridging?
- Speed — Funds can be arranged considerably faster than a standard mortgage, with streamlined application and approval.
- Flexibility — Repayment can often be deferred until your existing property sells or your longer-term finance is in place.
- Chain protection — Secures your purchase even if your sale is delayed, so you don't lose the property you want.
What to weigh up
- Cost — Rates run higher than a standard mortgage, reflecting the short-term nature and speed of the facility.
- It's a bridge, not a destination — You'll need a clear, credible exit strategy before we proceed, whether that's a sale, remortgage, or other longer-term finance.
Important
Bridging loans are secured against your property. Your property may be repossessed if you do not keep up repayments on your mortgage or any other debt secured against it. Rates and terms are subject to status and valuation.
Our fee for regulated bridging advice is capped at £2,995 — lower than the market's largest bridging broker, because fair pricing matters as much as finding the right lender.
Regulated vs unregulated — what's the difference?
Regulated bridging
- Overseen by the FCA, with consumer protections built in — clear terms, responsible lending checks, and access to dispute resolution if things go wrong
- Available to individuals, sole traders and some partnerships, for personal or family use
- Used where the security is a residential property the borrower lives in or intends to live in
- Lenders must assess affordability and suitability before lending
Unregulated bridging
- Used for commercial and business purposes, investment property, development, or other commercial activity
- Open to a wider range of borrowers, including limited companies, partnerships and trusts
- Often more flexible on loan size, rate structure and terms, though without the same FCA protections
Eligibility and terms vary by lender — as your broker, we'll match you to the right option for your circumstances, not just the first one that says yes.
Common questions
What is a residential bridging loan?
A residential bridging loan is short-term secured finance against a property you or a close family member will live in. Regulated by the FCA, it provides consumer protections including a cooling-off period and clear fee disclosure. Common uses include chain breaks, auction purchases, downsizing, and buying before selling.
How is regulated bridging different from unregulated?
Regulated bridges cover properties you'll live in — FCA consumer protections apply. Unregulated bridges are for investment/commercial property with more flexibility but fewer protections. If you're buying your next home, you need a regulated bridge.
Can I buy before I sell?
Yes — this is the most common use. Purchase your new home with bridging finance, then repay the bridge when your existing property sells. This avoids losing your dream home to a slow chain.
What rates will I pay?
Regulated residential bridges typically range from 0.55% to 1.0% per month depending on LTV. Arrangement fees are 2% of the loan amount across our panel. Total cost depends on how long you need the bridge — the faster your exit, the less you pay.
How fast can I complete?
It depends on the type of case. Auction purchases can move quickly — often in as little as 7-14 working days. Regulated residential bridges typically take longer, around 6-8 weeks, because of the affordability assessment, legal work, and the mandatory cooling-off period. Having a mortgage offer in place for your exit (refinance) or your property already listed for sale speeds things up.
Do I need a deposit?
Yes — most lenders require a minimum of 25% equity or deposit (75% LTV maximum). Some lenders go to 80% LTV for strong cases. The more equity you have, the better the rate.
Related guides
Commercial bridging loans
Rates and criteria for offices, retail, and development sites.
How bridging loans work
A complete UK guide to bridging finance.
Bridging loans for auction
How to complete an auction purchase in 28 days.
Exit strategies explained
What lenders want to see in your exit plan.
Bridging loan calculator
Estimate your monthly repayments instantly.
Bridging with bad credit
Options if you have CCJs, defaults, or adverse history.
Speak to a bridging specialist
We're here to talk through your circumstances and find you a competitive, well-matched bridging loan.
YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR ANY OTHER DEBT SECURED ON IT.