LendInvest Bridging

LendInvest offers regulated bridging for residential owner-occupied properties and a wide range of unregulated bridging products for investment and commercial use. Within the unregulated range, specific product lines cover auction finance, bridge-to-let, refurbishment at two levels of complexity, semi-commercial and commercial bridging, land (with or without planning permission), and development exit finance. All are managed through the same broker portal and carry a 2% arrangement fee with no exit fee.

The Refurbishment Bridge product is available via the portal with no drawdowns, up to 74% net LTV, and a minimum loan of £75,000. The Refurbishment GDV product is an off-portal product for larger or more complex refurbishment projects requiring staged drawdowns, with a minimum loan of £500,000 and terms up to 18 months. The Development Exit product handles completed residential schemes from £250,000 to £30 million. A broker can confirm which product type fits a specific case before any formal enquiry is submitted.

The minimum loan size across most LendInvest bridging products is £75,000. The maximum depends on the product type. Regulated bridging is capped at £3 million. Standard unregulated residential bridging goes up to £15 million, though loans above £1 million are typically reduced to 70% LTV. Commercial bridging has a minimum of £200,000. The Refurbishment GDV product has a minimum of £500,000 and a maximum of £1.5 million. Development Exit lending goes up to £30 million, with LendInvest suggesting direct contact for loans above £15 million in the standard portal range.

The actual amount available to any borrower depends on the property valuation, the loan-to-value ratio, and the product type. A larger available loan amount does not mean any individual borrower will be offered that amount. A broker can model the expected borrowing range for a specific property and loan purpose before an enquiry is formally submitted. The bridging loan calculator can help illustrate different loan and LTV combinations.

A stepped rate is a bridging interest rate that starts lower than a standard rate and increases at defined points during the loan term. LendInvest offers stepped rates on unregulated residential bridging products: the initial rate applies for the first three months, then increases by 0.15% at months four, seven, and ten. The initial rate on residential stepped products starts from 0.74% per month at the time the published criteria were prepared, though rates are subject to change and should always be confirmed with a broker or LendInvest directly.

Stepped rates suit borrowers who expect to repay or exit within the early months of the term. If a property sale is expected to complete within three months, a stepped rate can reduce the total interest cost compared with a flat rate taken over the same period. If the exit takes longer than expected, the increasing rate means total cost rises more quickly than on a flat rate product. A broker can model the total cost across both structures for a specific scenario before you commit. The guide to bridging loan fees covers how to compare total cost across different rate structures.

LendInvest offers free legals and valuations specifically for borrowers who exit a bridging loan by refinancing onto a LendInvest buy-to-let mortgage. This applies to standard residential properties only and is designed to reduce the friction and cost of the bridge-to-let transition. The saving is meaningful: legal and valuation fees at the refinance stage can add several hundred to several thousand pounds to the total cost of a bridging transaction, depending on the loan size and property.

This benefit applies to the bridge-to-let product line, not to all LendInvest bridging products. If the exit is a property sale, a refinance to a different lender's mortgage, or any other route, the standard fee structure applies. A broker can confirm at the outset whether the free legals and valuations benefit is available for a specific case. The guide to bridging loan fees explained covers all the cost types that apply across a typical bridging transaction.

LendInvest's published criteria guide confirms that unregulated bridging products are available in England, Wales, and Scotland. LendInvest also has a regional BDM covering Scotland. For unregulated investment and commercial bridging in Scotland, LendInvest is available through the broker portal in the same way as for England and Wales.

For regulated bridging in Scotland, the position is less clear: LendInvest's intermediary-facing criteria documentation lists Scotland for all products, but their borrower-facing FAQ states that regulated bridging is currently only available in England and Wales. LendInvest has published a case study featuring a completed regulated bridge in Scotland. Because of this inconsistency, we recommend confirming directly with LendInvest or your broker whether regulated bridging is available for a specific Scottish property before proceeding. The underlying legal framework for secured lending in Scotland differs from England and Wales, which is why some lenders restrict coverage.

For regulated bridging, LendInvest accepts three types of exit strategy: sale of the current security property; inheritance where a grant of probate has been issued; or refinance to a mortgage. Where the exit is a sale, no income or affordability evidence is required because interest is rolled into the loan. Where the exit involves a refinance, evidence of income and a decision in principle from the exit lender will be required. Multiple securities can be combined, for example using the sale of one security alongside a remortgage of another.

For unregulated bridging, the exit strategy is assessed on its merits on a case-by-case basis. Common exits include property sale after works, refinance onto a buy-to-let mortgage (including LendInvest's own BTL product), and sale of a different asset. The strength and realism of the exit plan is one of the most important elements of any bridging application. A delayed or uncertain exit increases cost and risk for both the borrower and the lender. The guide to what counts as a strong exit strategy covers how lenders assess exit plans.

Yes, for unregulated bridging. LendInvest accepts UK limited companies, SPVs set up specifically for property purchase, partnerships, and non-UK companies. Full personal guarantees are required from all directors and shareholders holding more than 25% of shares in a UK company. For non-UK companies, personal guarantees are required from the principal or beneficiary. The company must have a UK registered office and operate entirely within the UK for UK company applications. SPVs are accepted where the structure and purpose are clear.

Gifted deposits are acceptable for limited companies where the source is a directors loan, an intercompany loan, or business savings, provided these can be verified. This is more flexible than the gifted deposit rules for individual borrowers, where only onshore funds from an immediate relative are accepted. A broker familiar with company and SPV applications can help structure the case correctly before submission to avoid documentation delays at the underwriting stage.

Yes. LendInvest plc operates through FCA-regulated subsidiaries for its lending activities. Regulated lending is provided by LendInvest Loans Limited (Company No. 09971600). Unregulated bridging is provided by LendInvest Bridge Limited (Company No. 11651573). Buy-to-let lending is provided by LendInvest BTL Limited (Company No. 10845703). All three are wholly owned subsidiaries of LendInvest plc, the AIM-listed parent company. All executive committee members are certified under the FCA's Senior Managers and Certification Regime.

Regulated bridging products are subject to FCA conduct rules including mandatory affordability assessments, standardised mortgage disclosure, and the right to complain to the Financial Ombudsman Service. Unregulated bridging products are not subject to the same FCA conduct rules, though the lender and any intermediaries involved remain subject to general commercial law and their own professional obligations. LendInvest plc is also subject to public market disclosure requirements as an AIM-listed company, providing an additional layer of financial transparency.