Regulated Bridging

Regulated Bridging Loans

FCA-regulated bridging finance for homeowners. Short-term, property-secured borrowing against your main residence with full regulatory protection and rapid completion.

What it is

Bridging finance regulated by the FCA

A regulated bridging loan is short-term property finance secured by a first or second charge against a borrower's main residence, or against a property that the borrower or an immediate family member intends to occupy. Because the loan is secured against a home, it falls under the Financial Conduct Authority's mortgage rules, giving the borrower the same protections as a standard residential mortgage: full affordability assessment, statutory cooling-off periods, formal disclosure documents, and access to the Financial Ombudsman Service if anything goes wrong.

Most regulated bridges are used to break a chain, fund a downsize before the existing home sells, buy at auction when the property will be lived in, or refinance an expired residential bridge. Loans typically run for 1 to 12 months and are repaid by sale of a property or a confirmed remortgage. Doulton works only with FCA-authorised lenders for any case where the security touches a borrower's home, and the disclosure process is run by qualified advisers throughout.

Regulated bridging has tightened materially since the Consumer Duty rules took effect. Lenders now look harder at vulnerable circumstances, verified exit, and the suitability of the product compared with a remortgage or further advance. We screen every regulated case against those tests at the quotation stage rather than waiting for an underwriter to raise them.

Get a Quote Call 0204 6211776

0.55% pm

Rates from

75% LTV

Maximum gross

12 months

Maximum term

7-14 days

Typical completion

Why Doulton

What makes this work in practice

FCA-regulated lenders only

Every lender we use for owner-occupied security is authorised and regulated by the Financial Conduct Authority. You get full consumer protection, formal advice, and Financial Ombudsman recourse on every regulated case.

Chain-break specialists

Most regulated bridges fund a downsize or onward purchase where the borrower's existing home has not yet sold. We hold relationships with the lenders who price chain-break cases sharply and accept marketing evidence as the exit.

Auction completion in 14 days

Regulated lenders comfortable with 28-day auction completion are a small subset of the market. We know who they are, what evidence they need on day one, and how they price homes bought at auction for owner-occupation.

Second-charge regulated bridges

Where the existing residential mortgage is at a competitive rate the borrower wants to keep, a second-charge regulated bridge sits behind the first mortgage. Available to 70-75% combined LTV with the right lender.

No upfront fees on larger loans

On regulated bridges over £1m the Doulton fee is paid by the lender on completion, not the client. You get a fully advised, whole-of-market service without writing a cheque before terms are agreed.

Vulnerable-circumstance handling

Probate sales, separation, downsizing in later life and serious illness are common bridging triggers. Our advisers are trained on FCA Consumer Duty and Vulnerable Customer guidance and adjust the process to fit.

The process

How it works

Free indicative quote

Tell us the property value, loan amount and target exit. We send back indicative rates and lender shortlists, normally within 2 working hours.

Full advice and DIP

A qualified adviser confirms suitability, runs affordability, and secures a Decision in Principle from your chosen lender, typically inside 48 hours.

Valuation and legals

Lender instructs a RICS valuation. Conveyancers run searches and title in parallel. Most regulated bridges complete legals in 5-10 working days.

Completion and exit plan

Funds drawn on completion. We monitor the exit (sale or remortgage) and step in early if the timeline slips, refinancing if needed.

Need a regulated bridge on your home?

Fully advised, FCA-regulated bridging finance from a panel of 130+ lenders. Indicative terms in hours, completion in 7-14 days. No upfront fees on loans over £1m.

Get a Quote Call 0204 6211776

FAQs

Frequently asked questions

What is a bridging loan and when is it used?

A bridging loan is a short-term property-secured facility, usually 1-24 months, used to 'bridge' a funding gap - for example between buying a new property and selling an existing one, completing an auction purchase within 28 days, breaking a property chain, or funding works before refinancing onto a mortgage.

How much can I borrow on a bridging loan?

We arrange bridging from £25,000 up to £100m+. Typical LTVs are up to 75% on residential, 70% on commercial, and up to 80% on larger prime deals. Second-charge bridging is available up to around 65% LTV.

How fast can a bridging loan complete?

Straightforward cases can complete in 5-10 working days. Complex security, multiple parties, or additional diligence typically adds 1-2 weeks. Valuation and legal turnaround - not lender underwriting - usually drive the overall timeline.

What exit strategies do lenders accept?

The most common exits are (1) sale of the security property or another asset, (2) refinance onto a mortgage, and (3) receipt of expected funds (probate, business cash flow, drawdown of other finance). Lenders stress-test the exit alongside the loan.

What are typical bridging rates and fees?

Rates currently start from around 0.49% per month and rise based on risk, LTV and property type. Expect arrangement fees of 1-2%, valuation fees of £300-£1,500, and legal fees of £1,500-£3,000. Interest can be serviced monthly, retained upfront, or rolled up.

Related finance

Explore related pages

Other Doulton specialisms and lenders that commonly fit alongside this one. We always compare the full 130+ lender panel before recommending a deal.