Bridging Loan Case Studies Swindon

The borrower picked up a vacant three-bed mid-terrace at a regional auction with a 28-day completion deadline. The property was tenantable shell only: tired kitchen, dated bathroom, full redecoration required, and a small rear extension on the legal pack that did not carry a building regs completion certificate. Most standard mortgage lenders would not touch it.

We had the auction pack on our desk by 8am the next morning. Indicative terms came back from two panel lenders inside 24 hours. The borrower signed the better of the two and we packaged the file the same week. Valuation landed inside 5 working days and legals ran in parallel using title insurance to bridge the missing building regs note. Completion landed 13 working days after the hammer fell, with 15 days of the auction clock still on it.

An experienced flipper bought a three-bed semi in Park North at auction for £215,000 against a likely £275,000 post-refurb value. The legal pack flagged the property as 1960s ex-local-authority stock, which always prompts the panel valuer to check for non-standard construction. The construction turned out to be standard cavity brick and block, but the lender wanted that explicitly noted.

We pitched the case to a lender who knew the SN3 valuer well and could move at auction speed. Indicative terms back inside 24 hours, valuation booked at day 3, lender offer issued at day 7. Legals compressed with title insurance and completion landed at day 12, two days ahead of the original target.

A first-time investor secured a two-bed end-terrace in Pinehurst at auction for £165,000. The property had no working kitchen, an aged boiler past safe service and outdated wiring throughout. The borrower had a clear refurbishment budget of £30,000 and a target BTL exit at an open-market value of £220,000.

First-time investors face a narrower lender appetite, particularly on heavier refurbishment work. We placed the case with a lender on the panel comfortable with first-time refurbishment cases where the borrower had relevant construction experience from their day job. Indicative terms inside 24 hours, completion at 14 days through standard residential security and a willing local valuer.

A portfolio landlord bought a tired Victorian railway worker's terrace in Rodbourne for £195,000 with the intent of running a full refurbishment to a BTL standard and refinancing onto a 5-year fixed BTL mortgage. The property had rising damp at the front elevation, dated electrics, a single-storey rear addition the borrower wanted re-roofed and a layout change to convert a downstairs reception into a second bedroom. The works budget came in at £45,000.

We packaged the case as a heavy refurbishment bridge with a works facility released in three stage payments against quantity-surveyor sign-off. United Trust Bank priced it at 65% LTV against the open-market value plus the full works budget on top, sized against gross development value at completion. Refurbishment ran 18 weeks. The property let inside 3 weeks of works completion to a local couple working in the Rodbourne industrial area.

A landlord adding to a small Old Town portfolio bought a three-bed Victorian semi at £320,000. The property was structurally sound but cosmetically tired: original features intact, but dated decoration throughout, an old boiler needing replacement, and a kitchen and bathroom that had not been updated for fifteen years. The works budget came in at £25,000.

We pitched the case as a clean light refurbishment bridge. Roma Finance offered 0.85% per month at 70% LTV with a 9-month term and the works budget rolled into the facility. Indicative terms inside 24 hours; valuation at day 4; lender offer at day 8. Completion at day 16 from first enquiry. Refurbishment ran 7 weeks. The property let inside the following month to a young professional couple working at Nationwide on Pipers Way.

A retired couple in their late 60s wanted to complete on a smaller Old Town townhouse before their larger existing home in Old Town finished going through the sale process. The buyers on the existing home were ready in principle but their chain had a delay further down. The couple stood to lose the onward purchase if they could not exchange within 4 weeks.

Because the security was their existing owner-occupied home, the bridge was regulated. We introduced them to one of our FCA-authorised partners who carried out the regulated activity. The packaging team handled the case file and the lender quoted indicative terms inside 24 hours at the regulated rate band. Funds completed in 14 working days against the existing home as security, and the onward purchase exchanged on time.

A growing family in West Swindon had an offer accepted on a larger five-bed family home a few streets away. The buyers on their existing four-bed had been progressing well for six weeks. Two weeks before exchange the buyer's mortgage offer was withdrawn following a job-change disclosure, and the chain collapsed. The family had paid for searches and surveys on the onward house and wanted to complete the purchase before a new offer came in on their existing home.

Regulated bridging case introduced to our FCA-authorised partner. The bridge sat at 65% LTV against the existing West Swindon home, with the onward purchase completed using the bridge funds plus the family's own deposit. Indicative terms inside 24 hours; completion at 16 working days from instruction. The family moved in week 5.

A regional developer reached practical completion on a twelve-unit residential scheme in Wichelstowe, the Town Centre regeneration corridor. The development facility ran at expensive dev rates and was 45 days from expiry. Four of the twelve units had buyers under offer subject to contract but had not exchanged. The other eight were on the market with a handful of viewings but no offers.

We refinanced the developer off the dev facility onto a development-exit bridge at materially lower monthly cost. The case priced at 65% LTV against the gross development value, term 12 months, with the lender accepting individual unit sales as the redemption mechanism. The packaging covered the build cost reconciliation, the marketing strategy, and individual unit valuations against comparable evidence in the SN1 town-centre apartment market.

A landlord owned a mixed-use building on Regent Street near the Brunel Centre: ground-floor retail unit with three one-bed flats over. The commercial tenant's lease was 4 months from expiry and the landlord wanted breathing room to re-gear the lease at a higher rent, refurbish the common parts and stabilise the income before refinancing onto a long-term term commercial loan at a much better valuation.

We arranged a 12-month bridge against the building at 65% LTV. The lender took comfort from the residential income covering interest on a serviced basis, with the commercial vacancy priced in. We packaged the lease re-gear plan as part of the exit story. Seven months in, the commercial tenant signed a new 10-year lease at a 21% higher rent.

A homeowner in Old Town owned a four-bed detached worth around £540,000 with a first-charge mortgage of £160,000 on a five-year fixed rate at a market-leading rate, three years into the fix. He wanted to release £145,000 of equity to fund his daughter's house purchase as a gift. Breaking the fix to do a full remortgage would have cost over £8,000 in early-redemption charges plus a higher new rate across the remaining mortgage balance.

We placed the case as a regulated second-charge bridge through an FCA-authorised partner, sitting behind the existing first charge. The combined LTV came in at 56%, well within the lender's 65% ceiling. Indicative terms inside 24 hours from one of two specialist second-charge bridgers; completion at 18 working days. The exit was a full remortgage of both charges onto a single new first-charge product once the existing fix expired in two years' time.