Bridging Loans Devon

A bridging loan is short-term lending secured against UK property, usually for 1 to 24 months. We agree a loan amount, monthly rate and exit route, take a first or second charge over the security, and release funds once valuation, legal and title are settled. In Devon we most commonly see bridges used for auction completions across the EX, PL and TQ postcode areas, refurbishment-to-BTL projects in Plymouth and Newton Abbot, regulated chain-break cases for owner-occupiers around Exeter, and holiday-let purchase bridges across the South Hams and Torbay. Interest is usually rolled up and paid on redemption rather than serviced monthly. Most loans settle in 6 to 12 months with redemption tied to either a refinance to a longer-term product or a sale of the security.

Regulated bridging on owner-occupied homes typically starts at 0.55% per month and runs up to about 0.85%, with LTV usually capped at 65 to 70%. Unregulated bridging on investment property, BTL, holiday lets and commercial security sits at 0.65% to 1.25% per month at 65 to 75% LTV. Heavy refurbishment and development exit cases sit between 0.75% and 1.5% per month at 60 to 70% LTV. Second charge bridging usually prices at 0.85% to 1.5% per month. Arrangement fees are typically 1.5 to 2.0% of loan, with legal costs borrower-paid on both sides.

Indicative terms within 24 hours of submission is our standard. Standard completions run 10 to 21 days from offer. Tight auction cases on Devon stock complete in 7 to 14 days where we use title insurance and a streamlined valuation. Where the security has unusual title, a missing building regs sign-off, a leasehold quirk or a rural barn-conversion overlay, we may need 21 to 28 days for legal work. We give you a realistic timeline at the indicative-terms stage so the auctioneer or vendor knows what to expect, rather than promising a date we cannot stand behind once the legal pack lands with the solicitor.

Three things, in order. First, an unclear exit. Lenders price bridging against how the loan will be repaid, not just the security value, so a vague refinance plan or speculative sale can fail underwriting. Second, security with material valuation risk, such as flood-zone exposure on Exe estuary and Teign estuary stock, cladding issues on Plymouth city-centre flats, or planning enforcement on barn conversions and holiday-let outbuildings, can drop LTV below useful levels. Third, borrower credit events in the recent past, particularly active CCJs or recent insolvency, narrow the panel quickly. We triage these early so you do not waste application fees.

Yes. Auction completions are core to our Devon book. With the auction pack in our hands the day after the hammer falls we typically come back with indicative terms inside 24 hours from MT Finance, Hope Capital or LendInvest depending on the security. Completion at 10 to 14 days is normal where title insurance is available. We have run cases at the South West regional auction houses across Exeter, Plymouth and Torbay sales at this pace, including mixed-use Torquay seafront lots and Plymouth refurb-to-BTL terraces.

Yes. Light refurbishment (cosmetic, no layout change), medium refurbishment (some layout, no structural) and heavy refurbishment (planning, structural or change of use) are all routine. Roma Finance and United Trust Bank both support stage drawdown against quantity-surveyor sign-off, releasing tranches as works complete. Common Devon scenarios include buy-refurbish-refinance on Plymouth Mutley and Greenbank terraced stock, HMO conversions near the universities in Plymouth and Exeter where Article 4 permissions allow, agricultural barn conversions on the Tiverton and Honiton fringe, and holiday-let refurbishments across Dartmouth, Salcombe and the North Devon surf coast. Rates on refurbishment bridges typically sit at 0.75% to 1.5% per month depending on the scope, with LTVs at 60 to 70% of gross development value rather than current value.

Regulated bridging is secured against a property occupied or to be occupied by the borrower or an immediate family member. It is regulated by the Financial Conduct Authority. Chain-break loans for owner-occupiers in Exeter or Sidmouth are the classic regulated case. Unregulated bridging is secured against commercial property, investment property, BTL, holiday lets or refurbishment stock. It is not regulated by the FCA. We do not hold direct FCA authorisation. For regulated cases we introduce clients to FCA-authorised partners who carry out the regulated activity. Unregulated cases we arrange directly.

The four main exits are: sale of the security on the open market (typical for downsizer chain-breaks and probate cases in Exeter, Sidmouth and the Jurassic Coast belt), refinance to a BTL or holiday-let mortgage once works are complete (typical for refurbishment exits in Plymouth and acquisition bridges in the South Hams), refinance to a long-term loan against commercial security (typical for mixed-use bridges in Torbay and central Plymouth), and sale of a separate asset (typical for chain-break and capital-raise cases). Lenders want to see the exit named, costed and time-bound at offer stage. A weak or speculative exit will narrow the panel and push the rate up.

We are a bridging brokerage covering Devon and the wider South West. We do not have a public-facing branch on the high street. We work case-by-case with clients from Exeter, Plymouth, Torquay, Paignton, Barnstaple, Newton Abbot, Tiverton, Exmouth and across the EX, PL and TQ postcode areas, plus the South Hams coastal towns and the Dartmoor fringe. The 24-hour indicative-terms turnaround removes the need for a face-to-face first meeting. Where a site visit or vendor meeting helps the case we will come out to the property anywhere in Devon. Most of our enquiries start with a 15-minute triage call and an emailed information pack, then move straight to lender submission once you confirm the angle.

To package a clean indicative-terms request we need: the address and tenure of the security, your purchase price or current value estimate, the loan amount required, the proposed exit (sale, refinance, other), the target completion date, basic borrower identity and a one-line credit-history note. For refurbishment cases we also want a works schedule and cost. For auction cases we need the legal pack. For development exit we need the QS sign-off and a sales schedule. For holiday-let purchase bridges across the South Hams or North Devon coast we want a draft income projection from a credible letting agent. We can return indicative terms inside 24 hours on a clean pack and underwriting in 3 to 5 working days.