Case Studies in Specialist Finance
A look at the deals we've structured, brokered, and closed for clients across the UK — bridging finance, development funding, auction purchases, and complex specialist mortgages where standard timelines simply don't work.
Bridging · Development
£700k Bridge for Wimbledon Property With Development Potential
Urgent purchase with a pre-app to build a second house alongside. Day 1 bridge plus £530k committed for the ground-up build, locked in from completion.
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Bridging · Pre-Auction
£245k Pre-Auction Bridge for Milton Keynes HMO Conversion
5-bed property bought pre-auction with potential to convert to a 7-bed HMO. Completed in 23 working days despite valuation challenges and an Easter weekend.
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Buy-to-Let · Income Exception
£300k BTL Mortgage Secured Despite Lender's £240k Income Cap
Client's income capped the standard lend at £240k under 10x income criteria. We negotiated a policy exception with Skipton's underwriter to release the full £300k required.
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Bridging · Second Charge
£630k Second Charge Refinance on Grade-II Listed Residence
Existing second charge facility due for redemption on a unique listed property. Secured a 70% LTV second charge refinance — rare at this loan size and property type.
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Bridging · Bad Credit
£980k Refinance for Client With Missed Mortgage Payments
Client locked out of mainstream refinance options after missed payments. Mainstream lenders walked away; we placed the case where it could be assessed on property security and moved same day.
Read case study →£700,000 Bridging Loan Secured for Wimbledon Property With Development Potential
The Challenge
Our client had identified a rare opportunity in Wimbledon: an end-of-terrace house sitting on an unusually large plot, with a pre-application already in place to build a second semi-detached house alongside it. On paper it was a smart play — but the seller was relocating to Scotland and needed to complete urgently. A standard mortgage timeline simply wasn't going to work.
The brief was twofold: move fast enough to satisfy the seller's deadline and secure the property, while building in a clear funding pathway for the ground-up development of the second house once planning was approved.
The Solution
We took the case to Shelley Lending — a partner we trust on time-sensitive, complex bridging deals. Their team assessed the case quickly and issued terms for a £700,000 Day 1 bridging loan at 70% LTV, structured over a 12-month term.
Critically, Shelley also issued a further commitment of £530,000 for the ground-up build, to be drawn down once planning permission was approved. This meant our client wasn't just buying the property — they were locking in the funding for the whole project from day one.
Key Deal Facts
The Outcome
Completion was achieved in 5 weeks — well within the seller's window. Our client now owns the Wimbledon property outright, with a structured exit plan in place and committed funding ready to draw on the moment planning is approved for the second house.
Lender Partner
Shelley Lending
Got a similar deal in the pipeline?
Whether it's a tight timeline, a development play, or a property with planning potential, we'll find the right lender for your scenario.
Book a call →Your property may be repossessed if you do not keep up repayments on your mortgage. Bridging finance is secured against your property. Think carefully before securing other debts against your home.
£245,000 Pre-Auction Bridge Secured in 23 Working Days for Milton Keynes HMO Conversion
The Challenge
Our client had spotted a 5-bedroom house in Milton Keynes with strong potential to be converted into a 7-bed HMO — a classic value-add play. The catch? The property had been negotiated pre-auction, which meant we were working under auction-style pressure: a hard deadline, an auctioneer ready to pull the deal, and no room for delay.
To complicate things further, the valuation came back with challenges that needed working through, and the Easter weekend fell right in the middle of the timeline.
The Solution
We placed the case with Abigail Finance, who issued highly competitive terms quickly and held firm through the valuation hurdles.
What made this deal land was the team relay. While Mohit was briefly away, the Abigail team stepped in directly with the client and legal team, keeping pressure on solicitors and managing the auctioneer's threats to walk away. That continuity is the difference between a deal completing and a deposit being lost.
Key Deal Facts
The Outcome
Despite valuation challenges, an Easter break, and an auctioneer threatening to pull the deal, completion was achieved in 23 working days. Our client now owns the property and is moving forward with the HMO conversion.
Lender Partner
Abigail Finance
Working to an auction deadline?
Pre-auction and post-auction bridging is one of our specialist areas. We've completed deals over weekends, bank holidays, and against threatened pull-outs.
Book a call →Your property may be repossessed if you do not keep up repayments on your mortgage. Bridging finance is secured against your property. Think carefully before securing other debts against your home.
£300,000 BTL Mortgage Secured Despite Lender's £240k Income Cap
The Challenge
Our client had a BTL property in mind with a financing requirement of £300,000. The challenge: the lender's standard buy-to-let policy uses a maximum lending criteria of 10x income, and with the client's income at around £24,000, that gave a hard cap of £240,000.
The BTL property itself was worth approximately £300,000 — meaning the standard income-based cap would have left a £60,000 shortfall and killed the deal. Most lenders apply this rule rigidly and won't budge regardless of the wider picture.
The Solution
We took the case to Skipton Building Society, where we have an existing relationship with the underwriting team. Rather than letting the policy auto-reject the application, we built a case for an exception — presenting the underwriter with the full context: the property's value, the client's overall financial profile, and the commercial logic of the deal.
The underwriter and BDM reviewed it on its merits, agreed the case warranted moving beyond the standard 10x income cap, and exercised a policy exception to release the full £300,000.
Key Deal Facts
The Outcome
Client secured the full £300,000 required to complete the BTL purchase — £60,000 more than any rigid application of the standard policy would have allowed. The deal demonstrated the difference between brokers who submit applications and brokers who build the case for the underwriter.
In a market where debt-to-income criteria can sometimes overshadow real-world context, this is the kind of pragmatic, experience-led underwriting that keeps deals moving — and the kind of broker–lender relationship that gets exceptions over the line.
Lender Partner
Skipton Building Society
Hit a lender's income cap on a BTL deal?
Standard policies aren't always the final word. We work directly with underwriters at lenders who'll review the full picture, not just the affordability calculator output.
Book a call →Your property may be repossessed if you do not keep up repayments on your mortgage. Think carefully before securing other debts against your home.
£630,000 Second Charge Refinance on Grade-II Listed Residence
The Challenge
Our client had an existing loan secured by way of a second charge on his main residence — a detached, grade-II listed property in Gloucestershire. The original loan had been taken out for business purposes, and the facility was now due for redemption. He needed a lender willing to refinance the second charge and release further funds back into his business operations.
Two factors made this complex: it was a second charge (not a first charge — a much smaller pool of willing lenders), and the security was a grade-II listed property (specialist valuation territory).
The Solution
We placed the case with Velocity Bridging, a lender with a strong appetite for second charges and the underwriting flexibility to handle unusual properties. Due to the listed status, a lot of specialist research and underwriting were required, and the team worked through it promptly to meet the client's redemption deadline.
The result was a 70% LTV second charge facility — market-leading for a second charge at this loan size, and rarer still on a listed property of this nature and value.
Key Deal Facts
The Outcome
Client refinanced his existing second charge on time, avoiding the pressure of a missed redemption, and released additional capital into his business operations. The deal demonstrated that specialist properties don't have to mean specialist headaches — provided you place them with a lender that has the appetite and the underwriting expertise.
Lender Partner
Velocity Bridging
Got a second charge or unusual property to finance?
Listed buildings, second charges, business-purpose lending — these don't fit the high street. We know which specialist lenders will look at them and what to put in front of their underwriters.
Book a call →Your property may be repossessed if you do not keep up repayments on your mortgage. Bridging finance is secured against your property. Think carefully before securing other debts against your home.
£980,000 Refinance Secured for Client With Missed Mortgage Payments
The Challenge
Our client needed an immediate refinance of an existing bridging loan. The complication: several missed mortgage payments had left them with adverse credit, which meant mainstream lenders weren't a viable route. Every day of delay was costing them — they needed a lender that would assess the security on its merits rather than refusing at the credit check stage.
The Solution
We placed the case with London Credit, a specialist bridging lender that underwrites on the basis of property security and exit strategy rather than relying solely on credit history. The lender carried out an internal valuation on the property and acted immediately — drafting the official offer and instructing solicitors on the same day to begin the cost of undertaking in parallel with the official valuation.
This same-day-action approach is the difference between a stressed refinance that drags on for weeks and one that resolves in days.
Key Deal Facts
The Outcome
Client received the funds to refinance the existing bridging lender and settle the missed mortgage payments in a timely fashion — restoring stability to their position and giving them six months on the new facility to arrange a long-term exit. Adverse credit isn't the end of the road — it just means the case needs to be placed with a lender whose underwriting is built for it.
Lender Partner
London Credit
Mainstream lenders said no?
Missed payments, adverse credit, complex income — none of these are dealbreakers with the right specialist lender. We know which ones underwrite on property security and which ones move same-day.
Book a call →Your property may be repossessed if you do not keep up repayments on your mortgage. Bridging finance is secured against your property. Think carefully before securing other debts against your home.
Tell us your scenario.
Bridging, development, auction finance, commercial — if a standard mortgage timeline won't work for your deal, we'll find a lender who can move at the speed your situation needs.
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