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Fresh Thinking Capital

UK Property Finance & Land Funding

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    Our short-term property finance has helped savvy entrepreneurs secure great opportunities on residential property, land, care homes, student accommodation, co-working spaces, serviced apartments and more. Answering all enquiries in less than 24 hours and often advancing the property finance you need in as little as 5 days, we ensure your fast pace property opportunities are met at the speed you need. In short- we rush with you.


    UK Land Buying Loans

    Looking for a land-buying loan to purchase land in the UK with or without planning permission? Our short-term land loans can be used to secure great opportunities to buy land when timescales are tight and you need funding quickly.

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    Second Charge Bridging Loans

    Need to raise funding but already have a mortgage/charge secured against your property? Look no further, our second charge bridging loans are a great solution to help you raise funding on the remaining equity in your properties.

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    80% LTV Auction Finance Bridging Loans

    Borrow up to 80% LTV with our auction finance bridging loans. Providing you with secure and flexible funding terms tailored to your unique opportunity, when you need a reliable finance offer from a funder you can trust.

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    Short-Term Equity Release Funding

    You can use our first and second charge property finance to release equity in your properties quickly; either to renovate and upgrade them or to assist with cash-flow for other opportunities.

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    Property Development Bridging Loan Support

    If working capital is running tight on your latest property development and you need a short-term cash injection to see your opportunity through to the finish line, we can help with short-term development bridging loans. Securing the funding on the development itself or on property that is unrelated.

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    Case Studies

    Land loan to buy land without planning permission

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    Auction finance bridging loan for a police station

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    Development bridging loan secured by BTLs

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    Short-term equity release loan secured by land

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    UK Property Finance & Land Funding

    Frequently Asked Questions

    What is a short-term bridging loan?
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    A short-term bridging loan is typically used to purchase and refurbish a property. Generally borrowed over periods of up to 12 months, a short-term bridging loan acts as a transitional form of finance to help you secure opportunities to purchase property quickly. To then refurbish the property and sell or refinance it afterward.

    What is bridge loan financing used for?
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    Bridge loan financing is generally used when a normal mortgage is unavailable or unobtainable in the timescales that you need to purchase a property in. Common property bridge loan financing examples are:

    1. Auction Finance Bridging Loans: When a property is sold at auction, it is usually sold at a discount. Therefore, property investors might use a short-term bridging loan to purchase a property at auction and then renovate it afterward, in the hopes of selling it at a higher price and making a profit.

    2. Purchasing an unmortgageable property: A property is typically unmortgageable if it does not have a bathroom, kitchen or is subject to some sort of structural defect that would prevent someone from living in it. Most banks will not provide a mortgage on properties like this. Therefore, a short-term bridging loan can be used to purchase the property, renovate it to a mortgageable standard and then sell the property or refinance it.

    3. Provide cash flow for property renovations & developments: Property developers can have multiple developments and renovations happening at once. If projects are delayed, this can disrupt cash flow. A short-term development bridging loan can be used to provide the working capital needed to finish a development and give the property developer time to sell the finished properties.

    What is a second charge bridging loan?
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    A second charge bridging loan is used when you have a mortgage that is outstanding against your property and you want to use the remaining equity in that property as security for funding. For example, if you have a property that is worth £300,000 that currently has a £100,000 mortgage outstanding on it, you have £200,000 of equity in that property that could be used to secure a second charge bridging loan.

    What does LTV mean?
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    LTV in property finance means loan to value. This is the percentage of a property’s value that a funder is willing to lend you. For example, if someone offers you an 80% LTV loan on a £100,000 property, they would be offering you a loan of £80,000.

    What does an exit mean in property finance?
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    In property finance, an ‘exit’ is the strategy for how you will pay back your short-term funding when the loan expires. This is important with short-term bridging finance as unlike a regular mortgage, short-term bridging loans are generally only borrowed for periods up to 12 months.

    Do you lend on the 180 day valuation figure?
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    Yes, unlike other bridging loan companies, we base all our security value on the 180-Day Vacant Possession Market Value of a property.

    For those of you who are not familiar with this term, when a valuer values a property, they will place multiple values on that property. Outlining the different sale prices that could be achieved depending on the time-frame that you have to sell the property in.

    The two most common being: ‘Special assumption of securing a sale via auction and completion within 90 days’ and the other ‘assuming a sale to be completed in 180-days’.

    The 180-day valuation figure that we use tends to be higher than the 90-day valuation figure. As it gives a seller more time to sell a property and receive a higher value for it.

    Do you offer open and closed bridging loans?
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    Firstly, what is an open and closed bridging loan?

    An open bridging loan is where there is no fixed repayment date. A closed bridging loan is when there is a fixed repayment date.

    Our short-term bridging loans steer more towards a closed bridging loan, as we will always work out a suitable date on which the loan will be due for repayment. However, we can offer early repayment opportunities on loans and extensions. Meaning that although the dates are fixed, they can be extended or repaid before the expiry date in certain circumstances.

    Can I repay my loan early?
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    Yes, you can repay your loan early. Each funding package we provide will have a tailored minimum interest period. After this, you can repay your funding with no early repayment penalties.


    Lending Process

    Latest blog

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    12th November 2021

      After the economic shock of the pandemic, businesses are seeking to grow and, to coin a phrase, build back better. But the recovery isn’t without its challenges. Demand has recovered much faster than supply, and it’s causing shortages and bottlenecks. Businesses are struggling with staffing shortages and supply chain disruptions that have no clear … Continue reading It’s time for the advisory community to help the region to Build Back Better – Yorkshire Post.

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    Fresh Thinking Capital are delighted to announce our new funding line with Foresight Group
    7th September 2021

      We’re happy to announce we have secured an initial funding line of £25 million with Foresight Group to continue to provide much needed financing to a wide range of SMEs who require a lender to tailor funding that is right for them. Over the last 18 months, the UK has been in a state … Continue reading Fresh Thinking Capital are delighted to announce our new funding line with Foresight Group

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