Completed in 5 days£310k · Auction purchase
Auction finance rescue
Won the lot.Now bridge the cash.
Auction completion clock running and the bank cannot move in time? Specialist unregulated auction bridging structured to meet a 28 day or 56 day completion, for investment, refurb and business purposes.
- Pre-auction reviews
- Deposit-stage cases
- Post-fall cases
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.
Auction clock
Two windows. Both real. Neither forgiving.
Bridging is structured to meet the contract date, not the bank’s preferred timeline. The earlier the case lands on the desk, the cleaner the route.
01
Auction windowTraditional auction
28 days from the fall of the gavel
Hard contract date. Completion clock starts the moment the gavel drops.
- Deposit
- Deposit, typically 10 per cent, paid on the day of the sale.
- Penalty for missing
- Missing the date risks the deposit and exposes the buyer to the auctioneer’s default terms.
- What we need to start
- Lot details, the auction catalogue, and a target decision in principle before bidding.
02
Auction windowModern method of auction
56 days, two-stage completion
Reservation period followed by a fixed completion date. Two clocks, both real.
- Deposit
- Reservation fee paid up front. A separate exchange and completion follows the reservation.
- Penalty for missing
- Missing the date typically forfeits the reservation fee and any costs incurred to that point.
- What we need to start
- Reservation paperwork, lot details, and a target decision in principle before reservation lapses.
Pre-auction reviews are free. We will tell you whether a specific lot is realistic in the time frame before any valuation fee is paid.
Auction case files
Two anonymised cases. Same operating shape.
Illustrative only. Each case is reviewed on its own facts.
RBT-042
Auction
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-088
Auction
Modern method, condition issue
Property: Redacted, West Yorkshire
- Issue
- Reservation paid. Standard mortgage refused on condition during the 56-day window.
- Route
- Bridge against current condition, refurbishment plan recorded, refinance to a standard mortgage as the exit.
- Outcome
- Completion path agreed before the reservation lapsed.
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
Auction finance, common questions
Auction-specific answers, in plain language.
Edge cases and timing questions that come up most often pre and post gavel.
Q01How quickly can auction bridging complete?
Auction bridges are commonly structured to meet a 28 day or 56 day completion. Where the case is straightforward and the lender accepts a desktop or automated valuation, completion in well under three weeks is realistic. Tighter than that is possible on the cleanest cases, but every step in the chain (valuation, legal title, lender condition responses) needs to compress in parallel rather than in sequence.
Q02Can I get a decision in principle before bidding?
Yes, and we encourage it. A pre-auction review against a shortlist of lots gives you a working steer on whether each lot is fundable, at what level and on what terms. It is not a binding offer, but it stops you bidding on a lot the lender pool will refuse, and it gives you a baseline if the gavel falls on a different lot at a similar value.
Q03What if I lose the lot? Are there fees?
A pre-auction review with us is free, so a losing bid costs nothing on our side. Lender fees and valuation fees are only triggered once a lot is actually won and the application progresses. If you bid and lose, the conversation simply moves to the next lot.
Q04Modern method auction (56 days), is the process the same?
The shape is similar but the deposit mechanic is different. With a modern method auction, you typically pay a reservation fee on the day, then have a longer window to exchange and complete. The bridge is structured to meet the final completion date, with the reservation period used for valuation and legal work in parallel.
Q05What if the survey turns up an issue after the gavel?
This is one of the more common reasons to use specialist bridging rather than a mainstream mortgage. If the property is found to need works that fall outside standard mortgage criteria, a bridge against current condition can complete the purchase, with the works planned and a refinance to a standard mortgage as the eventual exit. We will tell you whether this is realistic on your specific lot before commitment.
Q06Can a bridge fund the deposit and the completion?
Lenders will normally want the auction deposit to come from your own funds, since it is contractually yours from the day of the gavel. Where a bridge can help is at completion, by funding the remaining balance against the property as security. Some specialist routes can include short-term help against another asset to cover the deposit, but this is the exception rather than the rule and depends entirely on the case.
Q07I bid blind, can I still get finance?
Bidding before any review is risky and we discourage it, but it is not necessarily fatal. As long as the lot has a marketable title, a credible valuation route and a workable exit, a bridge can often be placed even after the gavel has fallen. The critical first hour is to call the desk so the case can be triaged and the contract date protected.
Q08Bank delayed and the clock is running, what is the fastest path?
Send the case to the desk and call straight afterwards. We will look at the lot, the existing application status with the bank, and the days remaining, and give you an honest read within the working day. Where time allows, we run the new specialist route in parallel rather than waiting for the bank to confirm a no.
When auction bridging is not the right fit
Auction finance is fast, but it is not magic. Some lots are not realistic in the time frame, particularly where title is unclear, the property is uninsurable, the exit is fragile, or the bid was significantly above the catalogue valuation. We will tell you straight on the first call rather than burn valuation fees on a deal that cannot land.
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.