We specialise in sourcing short-term finance on residential and commercial property in the UK
Our short-term finance service provides:
- Bridging loans from £50,000 to £25M at market-leading rates
- Regulated finance for downsizing or upsizing residential property
- Unregulated finance on investment properties for resale
- Short-term renovation funding
- Rates from 0.55% pm
- Lower rates for £1 million+ loans
- Automated valuation (AVM) option for properties up to £1 million
- Terms from 1 to 12 months for regulated lending, up to 18 months or longer for unregulated
- Interest roll-up options
- We provide a friendly, professional service to help you get the money you need at the best available rates
Rates from: Downsizing/Upsizing Releasing Funds From Your Home Short-Term Lease Finance Auction Purchase As at 9th September 2024 Rates from: Light & Heavy Refurb Finance For Unmortgageable Properties Land Purchase with planning As at 9th September 2024 Rates from: Up to 80% LTV Minimum Loan £500k Minimum net income £100k As at 9th September 2024 Thank You for your interest - please complete the form below and a member of our team will be in contact.Residential
Buying Before Selling?
0.55% pm
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We are fast and professional and can help you meet a tight finance deadline. Call us on 0117 959 5094 to discuss your needs.
What is a Buy to Sell Mortgage?
A Buy to Sell Mortgage is a short-term financing option designed for property developers and investors who intend to purchase a property, renovate or improve it, and then sell it quickly for a profit.
It’s actually not a mortgage at all, but some people call it this because it’s a large loan used to purchase a property. If you’re considering buying a property to sell in the near future, a mortgage might not be the best option for two primary reasons:
Mortgages are long-term finance solutions, so it may be tricky to secure a mortgage on a property you plan to sell soon
Mortgages can take months to arrange, making it difficult to buy a property at auction or take advantage of other time-sensitive investment opportunities
Eligibility for residential mortgages is assessed on income, so if you want to dedicate all you time to refurbishing a property before selling it, you won’t have an income to secure a mortgage
For these reasons buy to sell mortgages are typically short-term solutions to match the nature of the property purchase.
The main funding method used to purchase a buy to sell is bridging finance, because it’s short-term, flexible and funds are typically released in a matter of weeks. With a bridging loan, funds are released quickly, allowing you to act like a cashbuyer. It’s usually repaid in a lump sum, so you can repay the loan when you sell the property, and you’ll only pay interest on the months the loan is unpaid.
Recent bridging loan deals we've secured for clients
Read through our 100+ bridging loan case studies, breaking down the details of how bridging loan transactions work in practice.
Why Clifton Private Finance?
We are bridging loan experts, and our advisers know the complex ins and outs of the bridging market.
In fact, in 2022, we won two awards for our bridging service.
And we also won Bridging Broker of the Year 2023.
We can help you:
- Decide if a bridging loan is right for you
- Understand what type of loan best suits your situation
- Feel comfortable with how the process works and what the costs will be
And when we've established the best type of bridging finance for you, we will:
- Compare rates across the entire market
- Negotiate the best deal for your circumstances
- Guide you through the application process
- Help you arrange your valuation(s)
- Liaise with your solicitor to sort the paperwork
- Chase through your application until the funds are in your bank account
Let us do all the hard work of finding the right bridging lender for your circumstances. We secure bridging finance for applications of all types, and we negotiate competitive lending to meet your needs and timescale.
Sam O'Neill
Head of Bridging
Written by: Sam Hodgson
Last Updated: 9/9/2024
What Does Buy to Sell Mean?
"Buy to sell" is a property investment strategy where investors purchase properties with the intention of selling them quickly for a profit rather than holding them long-term. This approach typically involves improving the property through renovations or upgrades to increase its market value before selling.
The strategy focuses on short-term investment, often spanning a few months to a couple of years, and aims to maximise profit by leveraging the enhanced property value or favorable market conditions.
Success in "buy to sell" depends on accurately timing the market to buy low and sell high and may involve using financial products like buy to sell mortgages or bridge loans to fund the purchase and renovations.
This method is popular among property developers and house flippers who have the expertise and resources to quickly enhance and sell properties.
Watch our video below - Bridging Loans Explained: Costs, Timescales, Examples, & How To Get One:
Who Can Benefit from a Buy to Sell Mortgage?
Flipping Houses: Ideal for investors who buy properties at a lower price, renovate them, and sell them for a profit.
Developers: Useful for property developers needing short-term funds to complete construction projects before selling units.
A Buy to Sell Mortgage can benefit a variety of individuals and entities involved in real estate investment and development. Key beneficiaries include:
Property Developers
Those who purchase land or properties to develop and sell quickly can use this type of mortgage to finance their projects during the development phase.
House Flippers
Investors who buy properties with the intention of renovating and selling them at a higher price within a short period can leverage a buy to sell mortgage to cover purchase and renovation costs.
Related: Short Term Loans for Flipping Houses
Property Investors
Investors looking to capitalize on short-term market opportunities can benefit from the flexibility and quick access to funds that buy to sell mortgages provide.
Construction Companies
Companies that build or refurbish properties for resale can use this mortgage to manage cash flow and finance ongoing projects until the properties are sold.
Auction Buyers
Individuals who buy properties at auctions often need immediate financing to secure the purchase and can use a buy to sell mortgage for this purpose.
Landlords Transitioning Properties
Landlords who want to quickly sell off a portion of their portfolio to reinvest in other opportunities or to renovate and sell underperforming properties can use this type of financing.
Small and Medium Enterprises (SMEs)
SMEs involved in property development or needing to quickly flip properties for business expansion can benefit from the short-term funding solutions offered by buy to sell mortgages.
These beneficiaries utilise buy to sell mortgages to gain quick, flexible funding that supports their short-term real estate projects, enabling them to capitalise on investment opportunities and market conditions efficiently.
How Do Buy to Sell Mortgages Work?
These short-term financing options are tailored for property developers and investors who purchase, renovate, and quickly sell properties for profit. Unlike traditional long-term mortgages, buy to sell mortgages typically span a few months to a couple of years and offer greater flexibility in repayment.
They usually come with higher interest rates and often require interest-only payments, with the principal due upon property sale. Lenders focus more on the potential post-renovation value of the property and the developer's plan and experience rather than the borrower's creditworthiness.
A clear exit strategy is crucial for approval, as lenders need assurance on how and when the loan will be repaid. This type of mortgage enables investors to access necessary funds quickly, making it ideal for house flipping or property development projects, though it involves higher costs and risks, necessitating a thorough understanding of the property market.
What Deposit Do You Need for a Buy to Sell Mortgage?
Generally, most buy-to-sell mortgages have a loan-to-value (LTV) ratio of around 70-75%, meaning you would typically need to provide a deposit of 25-30% of the property's purchase price. For instance, if purchasing a property for £200,000, you might need a deposit of £50,000 to £60,000.
If the property requires significant renovation or development, the lender might require a higher deposit, potentially ranging from 30-50% of the property's value.
Experienced property developers or those with a strong credit history might secure a mortgage with a lower deposit, whereas first-time developers or those with weaker credit may need to provide a larger deposit.
Market conditions also play a role, with lenders potentially being more lenient in stable or growing markets and more stringent in volatile or declining markets. Additionally, it's important to consider other costs such as legal fees, valuation fees, and refurbishment expenses.
Speaking directly with potential lenders or a mortgage broker who specializes in buy-to-sell mortgages is crucial to get specific advice tailored to your situation and current market conditions.
Two Key Reasons You Might Use a Buy to Sell Mortgage
Property developers and homeowners can find themselves in situations where they need a specialist short-term finance solution in order to sell a property. You may be wanting to buy a property to do-up-and-sell in a short time-frame. Or you may be wanting to buy-before-you-sell.
In both cases, the funding solution may be bridge finance, or bridging finance: a form of short-term property lending that bridges a finance gap between one situation and its long-term resolution, or "exit."
Bridging finance is flexible, quickly-arranged, and less dependent on your personal financial circumstances than conventional long-term mortgages.
Here’s how it could work for you:
Buying to sell
- A straightforward "flip": in a rising market, if you’ve identified an opportunity to buy a property you believe is significantly underpriced, and will return a reasonable profit.
- A "fix-and-flip": if you have an opportunity to buy a property which will make a good return after light refurbishment (updating a bathroom or kitchen, or doing some decorative work).
In situations where it’s clear you don’t intend to own the property long-term, standard buy-to-let mortgaging won’t be appropriate for you:
- Early exit fees will make a big dent in your profit
- Lenders won’t agree to it
Bridge finance may also be a significant help to you in protecting cash flow if, for instance, you already own a number of properties on which you’re paying mortgages. An important feature of this kind of short-term finance is that the monthly interest can be "rolled up" into the loan, to be repaid at the end of the loan period (see below for how bridging finance works).
Buy before you sell
Ideally, when we move house or buy an investment property we would sell our current property first and use the money to fund the purchase without any need for interim finance. But there are a number of situations in which this isn’t possible, or desirable:
- You’ve already found the property you want, and you don’t want to miss out to another purchaser.
- The property you want needs refurbishment and you don’t want to live amongst the disruption, or have the expense and upheaval of moving into rental property in the meantime.
- The property market is slow and it could take quite a few months for your current home, or investment property, to sell: you don’t want to feel pressured into accepting a price below current market value.
- You current property needs some work before it will achieve its full market value and you need funds to pay for the work before you put it on the market.
Bridging loans are normally offered for a maximum of 12 months, although longer loan terms may be possible depending on your circumstances. They can be set up more quickly than standard mortgages which have to fit into the cycle of review and approval of their underwriters.
You will usually have to pay an arrangement fee for taking out a bridging loan and there may be an exit fee when the loan is repaid (depending on the lender).
Interest is normally charged monthly, although you may have the option to roll up the interest and pay it all in one go along with the capital when the loan term ends. Alternatively, you may be able to borrow extra to cover the interest with this added to the total capital you repay at the end.
Use our bridging loan calculator below to get a quick cost estimate.
What Are The Eligibility Criteria for a Buy to Sell Mortgage?
The eligibility criteria for a buy to sell mortgage, also known as a bridging loan or property development loan, can vary among lenders but generally include the following key factors:
- Credit History - A good credit history is often required. Lenders will check your credit report to assess your reliability in repaying loans.
- Experience - Having experience in property development or buy-to-let investments can be advantageous. Some lenders may prefer borrowers who have successfully completed similar projects.
- Deposit - You must provide a substantial deposit, typically around 25-30% of the property's purchase price. This can be higher depending on the property's condition and the project's risk.
- Property Type and Condition - The property you intend to buy and sell should meet the lender's criteria. Properties requiring extensive renovation may have different requirements than those in good condition.
- Exit Strategy - A clear exit strategy is crucial. Lenders need to know how you plan to repay the loan, whether through selling the property, refinancing, or another means.
- Valuation and Survey: A professional valuation and survey of the property are usually required to assess its current and potential value post-renovation.
- Security: The property itself often serves as security for the loan. Lenders will evaluate its potential resale value and marketability.
Compliance with legal requirements or planning permissions for property modifications is also essential. Lenders will want to ensure that the project adheres to local regulations.
How to Repay a Buy to Sell Mortgage
When you take out this type of short-term finance, you will usually have to agree your exit at the outset: that is, specify exactly how it will be repaid.
- If you’re using the bridging finance for a straightforward buy-to-sell, your exit will be the sale of the property.
- If you’re using the finance to buy a new property before a current one is sold, you will generally either be repaying with the proceeds of selling your previous property, or by taking out a standard mortgage once the previous mortgage is paid off.
More details: How much does a bridging loan cost
How to Fund a Buy to Sell Property
When making any significant financial decision, especially regarding a property loan, it's always best to seek the help of a financial expert. This will ensure you're getting finance at an affordable and favourable rate.
At Clifton Private Finance, we have an award-winning bridging team dedicated to driving results. We have relationships with lenders across the whole bridging market and have access to the best deals. Our bridging brokers can guide you through the process and liaise with lenders on your behalf.
To see what we can do for you, call us on 0117 205 4838 or book a free consultation below.
FAQs
Understanding the difference between net and gross calculations is essential when comparing deals from bridging loan lenders. The calculation determines the maximum LTV (Loan-to-Value), how much you can borrow, and how much you will eventually repay. Here’s the difference: When calculating the net loan amount for bridging loans, the borrower deducts the loan costs and additional fees (such as the arrangement fee) from the total loan amount - this is known as net loan calculation. Contrary to that, gross loan calculation is based on the loan amount the borrower can receive without deducting any costs or fees. In brief, the gross loan calculation represents the total amount available to the borrower, while the net loan represents what the borrower ultimately receives after deductions. A common complication arises when it comes to comparing bridging lenders, as different lenders advertise their bridging loan products differently. The upshot of this, is that it can become difficult to determine if a higher LTV (loan-to-value) represents the actual amount you could receive. Lenders typically use a gross loan calculation when advertising or promoting their bridging loan products. This is because the gross loan amount represents the maximum loan amount the borrower is eligible to receive, and can be used as a marketing tool to attract potential borrowers. Nevertheless, the net loan calculation is used when negotiating an agreement, which is the amount the borrower will receive after deducting fees and other costs. Borrowers are responsible for repaying this amount, and lenders will use that amount to determine repayment schedules and other loan terms. How a broker can help with bridging loan calculations A broker can assist with bridging loan calculations by providing clarity, expertise, negotiation skills, and a comparison of loan options to help you make more informed decisions. A first charge bridging loan refers to a bridging loan that is the only charge against the property, i.e., there is no existing mortgage on that property. A second charge bridging loan is when there is already a mortgage on the property that the bridging loan is being secured against. In the event of repossession, the 'first charge' has the legal right to be repaid first, before the second charge, which is why second charge loans can be slightly more expensive as they're a greater risk to lenders. It is still entirely possible to secure a second-charge bridging loan and they are common within the industry. Yes, you can get a bridging loan with bad credit. While lenders will look at your credit score and factor it into your application, there is no requirement for regular loan servicing with a bridging loan, and so your income is not analysed and your credit score is significantly less important than with a mortgage. Almost all regulated bridging loans are short-term, and have a duration of 12 months. Bridging loans are short-term by nature. However, there can be some flexibility on term length, particularly for unregulated bridging. For example, bridging for development projects, flipping properties, buy to let bridging loans and commercial bridging loans can all have longer terms up to 36 months. Some bridging loan lenders allow you to extend your term if at the end of 12 months your property hasn't sold or your alternative funding hasn't come through yet - however, this is down to the lender's discretion and there are no guarantees. It's important to be aware of the risks of bridging loans, and your property can be seized and sold to compensate for failure to repay. A bridging loan exit strategy is simply the way in which you plan to repay your bridging loan. The most common exit strategies are selling an existing property, selling the property you're purchasing, refinancing with a mortgage, or a combination. Other more unique exit strategies can include selling a business, receiving a pending inheritance, or receiving a large tax rebate. Here are some of the most common alternatives to bridging loans: We break down each of these other financing tools in our full guide to alternatives to bridging loans. While none of these options provide the flexibility, loan size and low interest rates that bridging loans do for property transactions, you may find they are more appropriate finance options for your specific situation. No, there is no strict age limit for securing a bridging loan. Bridging loans are typically 12 months in duration, which means that there aren't age limits in place like there are for mortgages that can last for 25+ years. The main example where age may be an issue is if you plan to refinance your bridging loan with a standard mortgage. In which case, you'll need to be eligible for a standard mortgage to qualify for your bridging loan - and if you are approaching retirement age, this could be an issue and you may be rejected for a bridging loan. However, we work with specialist equity release and lifetime mortgage lenders that can provide a Decision in Principle for later-life lending (if it's feasible) so that your bridging loan can be approved if it makes sense with your broader strategy. There are two types of bridging finance: regulated bridging loans and unregulated bridging loans. It simply depends on the intended use of the property you're purchasing. When you or a family member intend to live in the property you’re purchasing with your bridging loan, you’ll need a regulated bridging loan. If you're getting bridging finance on property that you or a family member will not be living in, or if it’s a commercial property, then you’ll need an unregulated bridging loan (commercial bridge loan). And if you intend to sell the property to repay your bridging loan (flipping the property) instead of refinancing or selling another property, you’ll get an unregulated bridge loan. Regulated bridging loans are authorised and regulated by the FCA and are usually locked to a 12-month maximum term. Unregulated bridging loans, meanwhile, can have extended periods of up to 36 months and are generally more flexible. If you’re unsure, it’s best to speak to a qualified adviser to go over exactly what you need and find the best bridging loan for you. Yes, your bridging loan lender will require a new valuation to be carried out for all properties in your bridging loan transaction. In some cases, we can work with lenders that can facilitate a 'desk valuation', which is a valuation carried out online based on the local property market, images of the property and the specifications of the home - this can save a considerable amount in fees and speed up your application, but it's not always possible, especially for higher value properties. You can borrow up to £25m with bridging finance, but it’s typically capped at about 80% of the value of the property you’re using as security. It's important to note that different lenders have varying policies and criteria regarding the maximum loan amounts they offer for bridging finance. Some lenders have a maximum limit of over £1 million, while others may specialize in smaller loan amounts. Additionally, the terms and conditions of the loan, including interest rates and fees, should also be taken into consideration when determining the overall affordability of the bridging loan. You don't necessarily need a deposit for a bridging loan in the traditional sense of cash reserves, but you do need security for your loan in the form of another property or asset to keep the loan-to-value below 80% at a maximum. For example, if you're buying a £300k property with a £300k bridging loan, you'd need another property to secure the loan against along with the property you're buying, or else your loan to value would be 100%. You can effectively secure a loan for 100% of a property value, but only if you have other property as security to keep your overall loan-to-value below 80%. So, if you're getting a loan for 100% of a property value, you'll need another property in the background to secure it against. The easiest way to see if you're eligible is either to give us a call or use our bridging loan calculator that automatically calculates your LTV. Using funds from a bridging loan to purchase a property puts you in a strong position as a buyer - similar to that of a cash buyer. Being a cash buyer is attractive to sellers because there is no onward chain requirement, and the funds are ready to go for the purchase. Using a bridging loan also eliminates the need for the chain to complete, and puts you in a position where funds can be available in a matter of weeks for completion; effectively rendering you a cash buyer to prospective sellers. Regulated bridging loans (for residential properties) are typically 12 months, however, some non-regulated bridging loans for buy to lets and commercial properties can be up to 36 months. Some lenders are more flexible on term durations than others, and it can be a case-by-case basis as to whether you'll get approval for a longer loan term. Yes, you can use a bridging loan to pay Stamp Duty. This amount could be covered by a bridging loan, providing you have a way to repay the additional borrowing amount to your lender. Yes, bridging loans are generally considered safe provided they are used for suitable property transactions. Speaking to a bridging loan adviser is recommended if you're unsure about the risks and suitability of a bridging loan for your situation. Generally speaking, the main risk of a bridging loan is that if you cannot repay the loan, your property can be repossessed and sold to clear your debt. For example, if you take out a bridging loan to buy a new property but your existing property fails to sell and you cannot recoup the funds, this could become a risk. However, bridging lenders always require their own valuations for any property involved in a bridging transaction to combat this. Another example could be that you're unable to secure a mortgage to refinance your bridging loan. At Clifton, we make sure your remortgage plans are sound if this is your bridging loan exit strategy, and can even arrange your mortgage for you through our dedicated mortgage advice service on the other side to smooth the process. Bridging loans are designed to be short-term so there’s no maximum age limit when applying for a bridging loan. This does depend on the lender, as some bridging lenders do have an upper age limit, but there are lenders on the market who offer bridging loans for borrowers aged 70 and over. Bridging loan interest rates usually range between 0.45% - 2% per month, depending on the case and the market rate. Unlike mortgage interest rates, bridging loan interest is calculated monthly instead of yearly. This is because bridging loans are short-term and, in many cases, repaid within a year. Bridging loans can be arranged without early repayment penalties, so interest is calculated monthly to ensure you only pay interest on the months you have the loan for. No high street banks currently offer bridging loans. Instead, bridging loans are provided by specialist short-term finance lenders. At Clifton Private Finance, we are a whole of market brokerage that deals with multiple bridging loan lenders, and we act as an intermediary between clients and the lender ensuring the process is smooth and hassle-free, and making sure our clients are getting a good deal. Banks typically charge two main fees when taking out a bridging loan – arrangement fees and interest. But there are other costs to consider such as valuation fees, broker fees and administration fees. Costs can vary from lender to lender, and will also depend on what your bridging loan is for (e.g., residential or commercial purposes.) Arrangement fees are what the lender charges you to take out the loan and can range between 1.5 - 3% of your overall loan. Bridging loan interest, on the other hand, is calculated monthly. This can catch borrowers out who may be expecting an Annual Percentage Rate (APR) like with a mortgage. You cannot turn a bridging loan into a mortgage, but you can repay a bridging loan with a mortgage and effectively refinance it into a long-term arrangement. This is common when buying an unmortgageable property with a bridging loan, carrying out refurbishments, and then mortgaging it once it is wind and water-tight and a new valuation has been carried out. This is also common for properties bought at auction where a mortgage would be too slow to arrange, and so a bridging loan is used which is then replaced with a mortgage later. Yes, bridging loans are typically more expensive than mortgages. Bridging loan interest rates can be much higher than a mortgage, and are calculated and displayed as monthly rates instead of the usual annual percentage rate (APR) that you’ll see on a mortgage. However, bridging loans are a short-term solution, and you’ll only pay interest on the months you’ve borrowed money for – and you can repay early without any charges (for most loans). There are many circumstances where bridging loans are an affordable option and a means to an end - for borrowers that need to finance a property purchase quickly, it may be the only option available. If there is a purchase involved, bridging loans are paid from the lender to the lender’s solicitor, then to the client’s solicitor, and then to the seller’s solicitor - so, you as a client will not see the funds in your own account - similar to a mortgage. If there is no purchase involved (for example, for a bridging loan for home improvements before selling), the funds go from the lender to the lender's solicitor, to the client’s solicitor, and then to the client's bank account. In terms of how bridging loans are repaid by you, they are repaid as a lump sum, either at the end of your term or during it. You can choose to either 'service' the interest, so pay the interest back monthly, or roll it up into the value of the loan to also pay this off as a lump sum along with the capital. In most cases, a bridging loan will require a minimum deposit of 25%. However, the minimum can vary depending on the lender and the specific circumstances of the loan itself. Generally, bridging loans are secured against a property or other valuable assets, and the deposit required is often expressed as a percentage of the property's value, known as the loan-to-value ratio. In some cases, 0% deposit bridging loans are an option, but only if you have other property or assets in the background to provide additional security. You do not pay monthly instalments towards the capital loan of your bridging loan. Some bridging loans require you to repay the interest accrued each month, but most lenders will actually give you the option to roll this up into the loan value, meaning you repay it with your lump sum at the end and have absolutely no monthly commitments. It's worth noting that as soon as you pay off most bridging loans, you stop accruing interest - so, the quicker you pay it off, the less expensive it will be, and there are typically no ERCs (early repayment charges). Bridging loans can be arranged in as little as 7 working days. However, it depends on the complexity of the bridge loan and your specific circumstances. It may also be more expensive for you to rush an urgent application through – but not impossible. Bridging loans are a popular option for borrowers who are under time constraints, such as buying a property at auction or breaking a chain. The key factors lenders tend to consider are: Security - Bridging finance is usually secured against property or other valuable assets. Lenders will assess the value and marketability of your security. Exit Strategy - Lenders will want to understand how you plan to repay your bridging loan. In most cases, this is selling your old property, selling the new property (flipping), or refinancing with a long-term mortgage. Loan-to-Value (LTV) Ratio - Lenders consider the loan amount compared to the value of the property being used as security as a percentage. The LTV ratio can vary, but most lenders will have a maximum of 60-80% LTV. Remember, the criteria for obtaining bridging finance in the UK can vary depending on the lender and your circumstances.
What are net vs gross bridging loan calculations?
Which calculation do lenders use for bridging loans?
What is the difference between first-charge and second-charge bridging loans?
Can you get a bridging loan with bad credit?
How short-term are bridging loans?
What are bridging loan exit strategies?
What are some alternatives to bridging loans?
Is there an age limit on bridging loans?
Are bridging loans regulated?
Do you need a valuation for a bridging loan?
How much can you borrow with bridging finance?
Do you need a deposit for a bridging loan?
Can I get 100% bridging finance?
Does a bridging loan make you a cash buyer?
What is the longest bridging loan term?
Can I use a bridging loan to pay stamp duty?
Are bridging loans safe?
Can an 80 year old get a bridging loan?
What is the monthly interest rate on a bridging loan?
Do banks still do bridging loans?
How much do banks charge for bridging loans?
Can you turn a bridging loan into a mortgage?
Is a bridging loan more expensive than a mortgage?
How are bridging loans paid?
What is the minimum deposit for a bridging loan?
Do you pay monthly payments on a bridging loan?
How long does it take for a bridging loan to come through?
What is the criteria for bridging finance?
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