Completed in 5 days£310k · Auction purchase
Specialist bridging finance desk
The bank said no.That does not mean the deal is dead.
Specialist unregulated bridging for property investors, landlords, developers and business owners when mainstream lenders refuse, delay, or cannot understand the deal.
Reviewed todayNo obligationInvestment and commercial cases
Loans from£50k to £25m
Decisions inHours, not weeks
Property typesResidential, commercial, mixed-use
CoverageEngland, Wales, Scotland
Recent rescue activity
Completed in 9 days£1.2m · Mortgage declined
Completed in 14 days£780k · Refurbishment exit
Terms issued in 24 hours£525k · Portfolio refinance
Reviewed same day£940k · Commercial refinance
Completed in 5 days£310k · Auction purchase
Completed in 9 days£1.2m · Mortgage declined
Completed in 14 days£780k · Refurbishment exit
Terms issued in 24 hours£525k · Portfolio refinance
Reviewed same day£940k · Commercial refinance
Completed in 5 days£310k · Auction purchase
Completed in 9 days£1.2m · Mortgage declined
Completed in 14 days£780k · Refurbishment exit
Terms issued in 24 hours£525k · Portfolio refinance
Reviewed same day£940k · Commercial refinance
A clear answer, either way. We tell you quickly whether the case looks placeable, and with whom. No promises, no obligation.
For business and investment property. Short-term bridging for investment, commercial and business-purpose property — outside the regulated-mortgage space.
Important risk information. Bridging is short-term secured borrowing and may be expensive. Your property may be at risk if you do not keep up repayments.
Refused by the Bank is a trading style of UK Funding Group Ltd. Final firm details, registered address and compliance wording to be confirmed by compliance before launch.
Emergency triage
What happened?
Tell us where the deal hit a wall. Each scenario opens a focused review with the right specialist.
Not on this list? Tell us your situation and a specialist will respond.
Can this actually be done?
Difficult does not always mean impossible.
These are the kinds of situations specialist lenders look at differently from mainstream banks. Each case is reviewed on its own facts.
Auction deadline
28 day or 56 day clock, investment lots
Investment mortgage declined
BTL, HMO or commercial decline
Poor credit history
Defaults, CCJs, missed payments
Unmortgageable property
Works needed before a mortgage will lend
Heavy refurbishment
Layout, structural or change-of-use works
Mixed-use property
Shop with flat above, semi-commercial
Commercial refinance
Sector, covenant or trading history issue
Developer exit
Practical completion, sales window open
Portfolio refinance
Existing investment facility ending
Inherited property
Held for sale or letting, not owner-occupation
Valuation issue
Down-valuation, comparables or condition
Complex income
Self-employed, multi-source, recent change
Not on this list? Send the case for review and a specialist will tell you straight whether it fits.
The reality
Why banks say no
Bank decline does not always mean the deal is bad. It often means the deal does not fit a mainstream lending box. Specialist lenders look at the property, the exit and the strength of the case, rather than running everything through a fixed scorecard.
01
Tight completion deadlines
Bank timelines do not match auction or chain deadlines.
02
Complex income
Self-employed, multiple sources, recent change of role.
03
Unusual property type
Mixed-use, ex-commercial, non-standard construction.
04
Poor credit history
Defaults, CCJs, missed payments, IVA, historic issues.
05
Lack of trading history
New limited company or recent restructure.
06
Commercial complexity
Sector risk, covenant strength, owner-occupier nuance.
07
Valuation issues
Down-valuation, comparables or reinstatement queries.
08
Refurbishment risk
Works required before a standard mortgage will lend.
09
Rigid underwriting rules
Computer says no, even when the deal makes sense.
What happens next
Fast does not mean careless.
A specialist reviews the case, checks the route, and tells you quickly whether it can be placed. No promises until the lender has seen what the lender needs to see.
- 01
Case opened
You send the facts. We open the case file the same working day and confirm what we have.
- 02
Deal reviewed
A specialist reviews property, exit and timeline. We tell you what looks placeable, and what does not.
- 03
Lender route selected
We pick the routes that match the case, not a list of every lender we know.
- 04
Terms requested
Indicative terms requested from the right lenders. You see the all-in numbers in writing.
- 05
Completion path agreed
Valuation, legal work and drawdown coordinated to the agreed completion date.
Typical first-contact within working hours: under an hour. Auction and chain-break cases prioritised.
Case files
Real scenarios. Specialist routes.
Anonymised case markers showing how a bridge can protect a transaction. Each case is reviewed on its own facts. Not advice on a specific deal.
RBT-042Investment
Auction deadline
Property: Redacted, West London
- Issue
- 28-day completion clock running. Mainstream lender too slow on valuation.
- Route
- Short-term bridge against the property, refinance exit considered post-completion.
- Outcome
- Completion route reviewed within working window.
RBT-058Commercial
Commercial refinance
Property: Redacted, Greater Manchester
- Issue
- Mainstream lender declined on short trading history despite strong asset.
- Route
- Specialist commercial route reviewed, asset value and exit weighted over accounts.
- Outcome
- Indicative terms returned within days, not weeks.
RBT-063Investment
Unmortgageable property
Property: Redacted, South Yorkshire
- Issue
- No working kitchen or bathroom. No mainstream lender willing to value.
- Route
- Bridge against current condition, refurbishment plan recorded, refinance to standard mortgage as exit.
- Outcome
- Acquisition path agreed alongside the works programme.
RBT-071Commercial
Developer exit
Property: Redacted, East Midlands
- Issue
- Development facility nearing end of term. Sales window still open on remaining units.
- Route
- Sales-period bridge to repay the original development debt at a lower monthly cost.
- Outcome
- Sales programme protected without breaching original facility term.
RBT-079Investment
Portfolio refinance
Property: Redacted, North West
- Issue
- Existing investment facility ending across four BTL units. Mainstream remortgage delayed past redemption date.
- Route
- Portfolio bridge across the four units, longer-term investment refinance lined up as the exit.
- Outcome
- Redemption protected while the longer-term route was completed.
Your case is not on the list?
We see complex personal and commercial scenarios every week. If a mainstream lender refused, delayed or could not understand the deal, it is worth a specialist review.
Send the case for reviewTwo specialist desks
Personal or commercial. Pick your path.
Each route is handled by a specialist who works on that type of case every day.
Investment bridging
For property investors and refurbishers
- Auction purchases held for investment
- Buy-to-let and HMO acquisitions
- Refurbishment, light to heavy works
- Investment refinance, end of facility
- Inherited property held for sale or letting
Unregulated only. Cases must involve a clear investment or business purpose.
Commercial bridging
For developers, landlords and businesses
- Commercial and semi-commercial property
- Portfolio investor refinance
- Developer exit and light development
- VAT and tax deadline finance
- Owner-occupier business premises
Unregulated commercial cases. Most reviewed within 24 hours.
Guided assessment
Can this deal be saved?
A short triage built by specialists. Around two minutes. No credit check at this stage.
Step 1 of 7Type of finance
On the desk
Operational facts, not slogans.
What the desk actually does, day to day. Specific numbers will be confirmed before launch.
Investment and commercial cases
Unregulated only. Two specialist desks, one team.
England, Wales and Scotland
Coverage where the property sits.
Specialist lender routes
Regulated, unregulated, private capital.
Auction, refinance and exit
Including chain-break and developer exit.
Solicitor-ready case summaries
Lender, valuer and conveyancer aligned.
Editable content: If exact numbers are agreed (lender count, completion volume, years on the desk, average time-to-first-contact), surface them here as a second sub-row. Leave qualitative wording in place until compliance signs off.
Why specialists, not branches
Built for the cases banks cannot place.
We do not promise approval. We tell you straight whether the case can be placed, and with whom.
Specialist lender access
Relationships across regulated and unregulated bridging lenders, private capital and family offices.
Investment and commercial
Two desks, one team. The right specialist looks at your case from the start. Unregulated cases only.
Fast review
Initial view on most cases in hours. Decisions in principle within the week on a normal timeline.
Complex cases considered
Adverse credit, mixed-use, unusual income, refurbishment, semi-commercial, all reviewed on their merits.
Human underwriting
You speak to a person who understands the case, not a chatbot or a scorecard.
Clear on risk
We explain rates, fees, exit and what happens if the plan changes, before you commit.
Answers, in plain language.
If your question is not here, ask the specialist desk. There are no daft questions in bridging.
The bank said no. Let’s see what options are still available.
If the deal still has time, the specialist desk wants to hear about it.