Some bridging enquiries are straightforward. Others land on a broker’s desk and immediately raise the question: who is going to look at this?
Perhaps the client only needs £25,000. A development is almost finished but costs have overrun. A mortgage has reached the end of its term before a property has sold. Probate is taking longer than anticipated. Or a business owner has a VAT bill approaching while their available capital remains tied up in property.
The circumstances may be very different, but they have something in common: the borrower has a problem that needs solving, often against the clock.
At HFBS, that is where we like to start the conversation.
The amount isn’t the story. The problem is
The bridging market can naturally gravitate towards larger transactions, but a relatively modest funding gap can have significant consequences for a borrower.
A developer who has already invested heavily into a project could find progress halted for the sake of the final £30,000 needed to complete the works.
A property owner could have substantial equity but face pressure because their existing mortgage has reached maturity before a planned sale or refinance is ready.
An otherwise successful business could have an immediate cash-flow requirement while much of its capital is sitting in property.
In each case, concentrating solely on the amount being requested can miss the bigger picture.
HFBS provides short-term bridging finance from £5,000 to £300,000, so we are happy to have conversations about the smaller cases that may not always attract the attention of larger lenders.
When timing becomes the problem
Sometimes the funding requirement itself isn’t particularly complicated. The difficulty is the deadline.
A property purchase needs to complete. Contractors need paying so a development can reach the finish line. A mortgage needs redeeming. A financial commitment has fallen due.
Waiting weeks for a lending decision can turn a manageable situation into a much bigger problem.
HFBS handles the issue of documents and legal completion in-house and, on many cases, a property valuation and solicitor involvement are not required. This streamlined approach means simpler cases can potentially complete in as little as three working days.
It is not about rushing a lending decision. It is about removing unnecessary delays where the circumstances allow.
What if the case isn’t perfect?
Another reason brokers may hesitate before submitting an enquiry is the borrower’s credit history.
At HFBS, poor credit and adverse status can be considered.
Rather than expecting every borrower to fit a standard profile, we want to understand the circumstances behind the application, the security available and, importantly, how the borrower intends to repay the bridge.
HFBS can consider lending at up to 60% LTV based on open-market value, with security including land, commercial and semi-commercial property, buy-to-let properties, HMOs and partially completed developments.
First, second and third charges can also be considered, including some circumstances where consent has been declined, provided an all-monies clause is not present.
Sometimes a bridge simply creates breathing space
Bridging finance is often associated with property purchases and development opportunities, but short-term finance can have another valuable role: giving a borrower time.
Consider someone who has unknowingly reached the end of a long-standing mortgage term.
The property has equity. Perhaps it is already being marketed for sale. The borrower has a perfectly reasonable exit strategy, but the existing lender requires repayment before that exit can happen.
The danger isn’t necessarily the underlying financial position. It is the mismatch between two deadlines.
A bridge can potentially provide the breathing space needed to regain control of the situation.
The same principle can apply to probate delays, development overruns, business cash-flow requirements and other temporary funding gaps.
A structure designed for short-term borrowing
Depending on the individual case, interest can be added to the advance in a roll-up, meaning HFBS does not require evidence of affordability for monthly interest payments.
Borrowers can also make capital reductions at any point without penalty.
And if a bridge reaches the end of its agreed term, HFBS does not automatically apply a higher default interest rate simply because the term has expired.
These details matter because short-term lending needs to reflect the circumstances it is designed to address.
Before writing off the case, talk to us
If you’re a broker with a case sitting on your desk that feels too small, too unusual or simply difficult to place, don’t assume it isn’t one for HFBS.
Tell us what has happened.
Tell us about the property.
Tell us what the borrower needs to achieve.
Tell us the proposed exit.
The loan amount is only one part of that conversation.
Would HFBS consider it?
There is one good way to find out.
Talk to the HFBS team about your case.
HFBS provides short-term bridging finance from £5,000 to £300,000 across England and Wales. All lending is subject to individual assessment and terms.