In this guide, we explain how bridging loans work, walk through a realistic example, answer frequently asked questions, and highlight why specialist legal advice is essential when using this type of lending.

What Is a Bridging Loan?

A bridging loan (also known as bridging finance) is a short-term, secured loan used to “bridge the gap” between two financial events, most commonly, the purchase of a new property and the sale of an existing one.

Unlike traditional mortgages, bridging loans are designed for speed and flexibility, making them ideal for time-sensitive property transactions.

How Bridging Loans Work: Step by Step

1. Moving Forward Without Waiting

One of the biggest advantages of bridging finance is speed. Bridging loans provide fast access to funds, allowing buyers to move forward without waiting for a sale to complete or a long mortgage process.

This can be critical when:

• A desirable property becomes available.
• You’re buying at auction.
• A chain breaks unexpectedly.

2. How Bridging Loans Are Structured

Bridging loans are secured, usually against property. This security provides reassurance to lenders and allows borrowers to access funding quickly.

They are designed to support short-term property goals, typically over a period of a few months up to 12 months, and sometimes longer depending on the lender and circumstances.

3. A Practical Example: Buying a New Home

Let’s look at how a bridging loan might work in practice.

• You find a new home priced at £400,000.
• A £100,000 deposit is required.
• You already have a mortgage agreed for the remaining £300,000.

4. Identifying the Funding Gap

• You currently have £10,000 in savings.
• Your existing property has not yet sold.
• You need £90,000 short term to complete the deposit.

Without bridging finance, you may lose the property or delay the purchase.

5. Using a Bridging Loan as the Solution

You take out a £90,000 bridging loan, which allows you to:

• Secure the new property quickly.
• Proceed with confidence.
• Keep your current home on the market.

This effectively bridges the financial gap between buying and selling.

6. Completing the Sale and Repayment

• Your existing home sells for £350,000.
• You release £150,000 in equity.
• The bridging loan is repaid in full, along with interest and fees.

Your move is complete, and the bridging finance has served its purpose.

Why People Use Bridging Loans

Bridging loans are commonly used because they offer:

• Speed – funding in days rather than months.
• Flexibility – tailored to short-term needs.
• Opportunity – ideal for time-sensitive purchases.

They are frequently used for:

• Buying before selling.
• Auction purchases.
• Chain breaks.
• Capital raising.
• Property refurbishment and development.

The Importance of Smart Planning

A key part of any bridging loan is the exit plan — how the loan will be repaid at the end of the term. Common exit strategies include:

• Sale of property.
• Refinance onto a mortgage.
• Business or investment refinancing.

A clear exit plan keeps the transaction on track and is essential for lender approval.

Bridging Finance FAQs

What Do I Need to Apply for a Bridging Loan?

To apply for bridging finance, lenders typically require:

• A clear exit plan.
• Property details and defined objectives.
• A strategy to sell or refinance.
• The right lender for your specific transaction.

Why Does Expert Legal Support Matter?

Not all bridging lenders have the same requirements. Pre-completion conditions can vary depending on:

• The lender.
• The property type.
• The complexity of the project.

A specialist solicitor experienced in bridging finance can:

• Identify potential delays early.
• Ensure lender conditions are met.
• Register the correct legal security.
• Help complete transactions swiftly.

What Other Costs Should I Budget For?

Additional costs may include:

• Solicitor’s fees.
• Searches and Land Registry fees.
• Valuation and third-party fees.

These costs depend on the type of property and the complexity of the project.

What Is Loan-to-Value (LTV)?

Loan-to-value (LTV) is the percentage of a property’s value that you borrow.

Example:

• 10% deposit = 90% LTV.
• More equity generally means stronger borrowing options.

Is Bridging Finance Right for You?

Bridging finance is about speed, flexibility, and opportunity. When structured correctly and supported by expert legal advice, it can be an effective tool for achieving property goals.

However, bridging loans are specialist products. Working with professionals who understand the legal and practical complexities is essential to ensuring a smooth transaction.

Want to understand the legal process?

If you’re considering bridging finance and want to understand how the legal process works, speak to a specialist before you proceed.

Message us today for a free, no-obligation chat and expert guidance.

The post How Bridging Loans Work: Step-by-Step Guide to Bridging Finance appeared first on PLS Solicitors.

Conveyancing in the UK has long been associated with a laborious process that often necessitates constant communication between solicitors and their introducers. The need for more streamlined, interactive, and efficient systems has been a persistent demand in the industry. In response to this, PLS has taken a giant leap forward by launching its brand-new Introducer Portal, designed to transform how introducers interact with their conveyancing cases.

The Old Way: Basic Portals and Endless Calls

Dean Carruthers, Operations Director at PLS, acknowledges that their previous Introducer Portal, while functional, had its limitations. Dean explains, “We already have an introducer portal. It’s basic and just allows introducers to see the cases and send instructions. It’s not wholly interactive or collaborative.” This legacy portal often left introducers in a position where they still had to pick up the phone or send emails to conveyancing solicitors for any significant actions they wanted to take, a standard approach across the industry, not a unique challenge to PLS”.

The New Normal – A Portal that Empowers

Recognising the need for a more collaborative and proactive approach, PLS set out to build a better Introducer Portal.

Dean reflects on the inspiration behind the project, “When I first began scoping this out the big question I had was, ‘how can I make this portal different? How good would it be if we could build a portal that allowed the introducer to not only observe, but to take action on their cases, therefore saving all parties time?’”

This forward-thinking approach led to the creation of a portal that not only allows introducers to monitor case progress but also allows them to initiate various actions and tasks.

The Introducer Portal leverages automated workflows that enables introducers to make requests, such as chasing for updates by phone or email, or expediting processes. These requests seamlessly connect to PLS’s workflow, ensuring that tasks are allocated to the relevant team, and introducers receive real-time updates on their requests. This eliminates the need for countless emails and phone calls and makes the process more efficient and collaborative for all involved.

A Fresh Perspective on Progress Tracking

PLS is also redefining how progress is tracked in their new Introducer Portal. The firm identified that portals often display dates in boxes, which can lead to misconceptions when they’re left blank, a lack of date doesn’t always suggest a lack of activity. To address this, PLS’s portal offers a new and improved progress tracker that provides introducers with a percentage-based overview of their cases’ progression. This approach recognises the non-linear nature of conveyancing and provides a more constructive and informative perspective on case tracking.

PLS also acknowledges the diverse needs of its introducers, including new build developers who operate with specific targets and timelines. To accommodate these demands, the Introducer Portal allows introducers to ‘wish list’ their cases and provide direct instructions on when they should be completed. This level of prioritisation and customisation aligns PLS’s pipeline with introducers’ requirements and enhances the focus on priority cases.

This new portal enables clients to not only track percentage progress and add tasks, but also engage in real-time interaction through the portal, ask questions, and prioritise their cases. Integrating the ‘AskPLS’ Alexa functionality, users can literally ask “what’s holding us up? What’s preventing us from completing?”.

The addition of interactive notes further enhances communication and collaboration between all parties involved in the conveyancing process.

Data Transparency: A Game-Changer

In addition to its collaborative features, the Introducer Portal grants introducers access to valuable data. PLS has integrated direct access to its SQL database, allowing introducers to view their own data, generate bespoke reports, and access reporting on new cases, exchanges, and completions. This level of transparency empowers introducers to make informed decisions based on their data and helps them track volumes, turnaround times, and other vital metrics.

A Vision of the Future

Determined to improve efficiency in the conveyancing world, Dean Carruthers has been passionate about creating something that is ‘better than the current solution’. He adds, “it’s been a good year in the making, and we’ve taken our time to make sure we’re getting it right. People like working with people that are easy to work with. We’re trying to make it as easy as possible for introducers to get their completions over the line and use of the Portal is absolutely free.

In an industry notorious for its complexity and need for strong communication, PLS’s Introducer Portal is set to transform the conveyancing experience, making it more efficient, interactive, and transparent. With this visionary approach, PLS aims to lead the way toward a brighter future for the world of conveyancing in the UK.

We are in the process of rolling out our new portal to existing clients, for more information, please reach out to Catherine Edge, Head of Business Development, cedge@pls-solicitors.co.uk, 07718 648237.

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Those lucky enough to have a garage not protecting a vehicle from the elements or packed to the rafters with garden equipment should consider whether it can be better utilised. Converting something primarily used for storing junk into an additional room – be it a study or snug for the kids – will boost your home’s habitable space and its market value.

However, do your homework and chat to a builder before you start planning where to hang that new flatscreen TV. Structurally, a change of use may not be possible and, if it is, remember to include enough in the budget to bring comfort to your conversion.

Look up

No garage? No problem. It’s also possible to raise the value of your home to new heights by turning your attention to your loft. Rather than using roof space as a resting place for retired Christmas decorations and treasured trinkets, eaves storage can be elevated to become a master bedroom suite or teen hideout. Conversions can be costly but you’ll reap the rewards of having an extra room when it comes to bringing your property to market.

Leave others green with envy 

When it comes to what people look for in a home, lockdowns have left a lasting legacy. Outdoor space beyond the back door has become as important as the decor behind the front door with buyers keen to have a green corner to call their own. Consequently, any cash you plough into your garden – be it through professional landscaping, the construction of an outdoor kitchen or building of a garden office – will see your investment blossom. Even minor changes, such as higher fences to improve privacy, planting trees or the creation of distinct areas, will make a positive impression on buyers.

Futureproof your facilities

While older properties undoubtedly have a certain charm, the age of a building can set alarm bells ringing in the heads of would-be owners. The prospect of moving in and immediately having to endure the disruption of major electricity or plumbing works may appeal to those seeking a project but the majority will be appreciative of any modernisations you make to improve the energy efficiency of your home. 

A trick of the light

Do away with dark and dingy by flooding your home with as much natural light as possible. Aside from making a property appear more spacious and welcoming, it’s good for you and high on the wish lists of house hunters. Money spent on new windows, bi-fold doors, roof lights will see your property shine out from the crowd. 

A splash of paint

It’s a pain and there are plenty of better ways to spend a weekend but decorating pays dividends. A fresh coat of paint can have a transformative effect, making a home immediately feel brighter and more inviting. Time spent on caring for the cosmetics – replacing mouldy sealants, concealing cracks to plasterwork and oiling squeaky doors – won’t go unnoticed. 

Turn up the heat on the competition

Of all the ingredients required for a quick sale, serving up a well-presented kitchen that is configured for entertaining is paramount. As the proverbial heart of the home, your kitchen deserves as much TLC as you can afford to give it and any expenditure will turn up the heat on the competition when it comes to selling up. However, don’t despair if that new island or wine fridge is currently beyond reach – changing worktops, unit doors and tiling can have a dramatic impact on the appearance of your home’s hub. 

Street smart

First impressions really do count and enhancing your property’s “kerb appeal” is key to capturing the eyes of potential buyers. Freshening your home’s exterior can be as simple and inexpensive as repainting a wall, repointing tired brickwork or re-hanging a gate but will apply a level of polish that will help to attract admiring glances. Similarly, if you have a front garden, a regular weed and cut is enough to plant the idea of a well-cared for residence.

Dress to impress 

Does your home have that je ne sais quoi which captivates guests and could convince buyers to pay a premium for the property? If not, and your budget allows, then a feature window, designer front door or roof lantern might be all it takes to add a “wow factor” to your address and appreciate your investment.  

Banish the badly done

If you’ve found yourself on the wrong end of some shoddy workmanship or inherited some ill-advised property adaptations, putting things right is a prudent investment. Mismatched period details, cheap finishes and dated decors will dampen your home’s value and the ardour of any potential buyers. If you do have a character property, then restoring or replacing original features is money extremely well spent.

Contact PLS Solicitors to find out how we can add value to property transactions.  

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Given good reputations are hard won and easily eroded in an era of near-instant online feedback, Mohammed Khan is rightly proud of the heavy caseload shouldered by PLS Solicitors’ Islamic finance specialists.

A deluge of positive digital reviews has amplified traditional word-of-mouth recommendations and referrals from brokers and seen the specialist department become a sought-after source of advice for those wishing to purchase a property within the moral principles of Islam.

Islamic finance is based on a belief that money should not have any value in itself and that you should not make money from money, an approach which means that, wherever possible, interest – either paying or receiving it – should be avoided. 

It is an ethical approach to financial affairs that effectively affords Muslims – or indeed anyone – a means to exchange products and services that do have a value.

And it is clear from the level of intensity of the business, that the Shari’ah-compliant mortgage expertise provided by PLS is highly valued.

“Fortunately, I’ve got big shoulders and relish a challenge,” Mohammed said, explaining how he and his staff were handling an ever-increasing number of instructions from both those attracted to Islamic Finance options purely on faith ground and those keen to take advantage of the competitive rates they offer.  

“Our clients’ confidence in our services comes from the reviews people have posted on popular sites such as Trustpilot and through personal recommendations – we have built a reputation for getting deals done and property transactions across the finish line whilst adopting a complex made simple approach for our clients.

“Repeat business is common, with many individuals putting their trust in us to deliver completions on multiple investment properties to build their portfolios, and our track record means brokers and developers are also quick to refer us to their own customers.

“No matter how tight the timeframes, we always manage to turn it around and it is a source of professional pride that we’ve never had a case rescinded.”

This consistency of performance is all the more impressive considering the additional checks associated with a move or investment arranged using Islamic finance, which offers two alternatives to a traditional mortgage.

The first, a murabaha contract, involves a bank directly buying the property in question, which is then sold to the eventual owner at a profit and paid for in instalments.

Or a property can be purchased jointly with a bank – a musharakah contract – and over time the “borrower” gradually pays back the “lender” for its share.

In both cases, the bank charges additional fees to cover its costs and reflect the fact that it has people living in a property it partly owns.

“Although the conveyancing process is the same as any other property transaction, there is more work to be done to satisfy the bank and reassure them that their interests are protected,” added Mohammed, highlighting that high street lenders in the UK were slowly waking up to the popularity and demand for Islamic finance products. 

“Rather than there just being a purchase and lender, Shari’ah mortgages are a three-way transaction involving the purchaser, lender and seller. 

“There are lots more documents to prepare as a result, due diligence to be done and  additional formalities post completion. The bank’s enquiries are always very extensive and can often take one fee earner a full working day uninterrupted to collate all the information to satisfy the bank’s requirements before they can release funds.”

In-depth detailed checks do not necessarily mean delays, however, with Mohammed having honed precedents with which to streamline the process for PLS customers.

“We have turned around a transaction in as little as ten days before, but generally you are looking at an average of eight to 12 weeks,” he concluded. “Shari’ah mortgages may not be the most common means of buying property in the UK but the principles behind them have stood the test of time and the team at PLS Solicitors are delighted to be able to play a part in securing others’ futures in a manner they feel comfortable with.” 

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Disruptors come in many forms, but this team has expanded ten-fold in just 18 months. PLS Solicitors is bringing about change to the bridging and commercial market.

How is this being achieved and what is set for the future? The Head of Secured Lending & Real Estate at PLS, Kieran De Vares explains how they have achieved such a high level of success and why the sector can be optimistic about what is to come.

Being Prepared for an Ambitious Future

“Our Secured Lending Department has grown massively in such a short time. We have essentially gone from bringing in £20,000 a month for the firm when it was just myself as a one-man band, to achieving over £100,000 per month in some months, pre-lockdown. Within the next few years, we would definitely like to be reaching a steady £3 million per year and there is no reason why within five years we cannot be aiming for £5 million per year and above. The ultimate goal within five years is to be one of the main game players in the bridging sector.

“We have no doubt these forecasts won’t be easy. It is still rather difficult to say what the future holds for us, especially in the current climate. There will be a lot of hurdles to overcome and a lot of competition within the sector. But we will continue to build on the progress we have made. We will ensure we have the right people, technology and processes in place and once these are all harmonised, I think our ambitious figures will certainly be achievable.

“Within three years, I would like to see a return to pre-pandemic levels within the sector. Even though there is so much uncertainty, we must remain optimistic.

“I believe we can be particularly optimistic within the development finance sector, as the Government will always want to support new developments. Many lenders will need to continue to adjust their lending products substantially, which will take time. It is undeniable that the next 12 months are going to be a struggle for all lenders and their panel firms. Many simply have a loss of appetite and do not have big expansion plans. As a result, it is much harder now for investors and developers to obtain finance.

“We will also hopefully start to see the number of new lenders entering the bridging market increase, which we witnessed pre-pandemic. These new lenders may unfortunately struggle and hold back until the market picks up again. The more established lenders I believe will continue to proceed cautiously over the next six to twelve months with lower LTV deals, but we will hopefully see a lot of growth thereafter. There should always be a strong demand for bridging. The ways in which short term lenders can offer a flexible and fast approach to borrowing will always be attractive to those who need finance, especially those who have suffered delays from mortgage providers during these unprecedented times.

A Cut Above the Rest – Balancing Customer Service with Technology

“Not only do PLS stand out from our competitors on client service, we are going to develop and put in place new technology that will really benefit new and existing lender clients. With the PLS portal, lenders can track and get live updates on their cases 24/7 at the click of a button through all devices. Lenders will also have the luxury of pitching this technology to their brokers. We plan on being able to ‘white label’ the portal with lender branding, with an aim for them to ‘wow’ brokers and get more business. This is something we expect to be fairly revolutionary.

“In order to achieve our ambitions while maintaining service levels, we are also going to need to expand the team, as well as further develop the software and processes. Our processes will become more streamlined so that we can reduce completion timescales and remain profitable.

“In more recent and uncertain times, we have still been receiving really positive feedback and have gained a lot of trust from our clients. As we are a technology-based and forward-thinking firm who is virtually paperless and able to access all our servers remotely, the movement from working from the office to home has been seamless. We have still billed fantastically in the first quarter of lockdown and still managed to complete a great number of loans for lenders and borrowers. Although the firm has inevitably suffered during the pandemic, thankfully our figures on the Secured Lending Team have still been strong and completion numbers high. This only further demonstrates our ability to quickly adapt to change and our ongoing commitment to our clients to deliver on service.”

An Uncertain Road Ahead – Making the Most of the Opportunity

“It is inevitable that lenders have and will continue to face difficulty. Many are being cautious, which is understandable. Before the pandemic, many lenders we work with, as I am sure with other lenders in the market, set aggressive plans for expansion of their loan books. With more of an appetite for risk, they now lend with much lower LTV. We are finding the higher risk, complex development finance is being completely avoided by some lenders due potential delays in construction and lower value per unit being sold on completion of the build to repay the loans. Unfortunately, lenders are just not as willing to lend on the same deals that they would have pre-lockdown. This has made a hit our pipelines and forecasts compared to pre-pandemic potential. The team and I just need to focus on winning as much business as possible and ensure our existing and future lender clients continue to get a service that differs from other firms.

“Suffering for firms is inevitable at the moment, particularly with commercial bridging as lenders are being much more risk averse than usual. I feel many firms are not as focussed and prepared for change as we are, so we need to take advantage of this. We need to be going full force on business development to turn this situation into an opportunity. We find our competitors’ processes in bridging are fairly dated and they may still be adjusting to the changing market and uses of technology – they are not as dynamic as we are. There is a lot of potential at PLS and even though there will be a dip in available work out there, we will be able to fight through it.”

Making Way for Change – Promoting Accessibility & Transparency

“As I mentioned before, our 24/7 portal will be a huge disrupter in the market and is way outside what could be considered the traditional approach to bridging. This will add a lot of value of service to our lender, as well as their borrowers and brokers. Even now, our clients always comment on how accessible we are. Every client has the mobile number of a team member, so this ensures direct communication is always available. We are told this level of accessibility is not so common across our competitors. This I find surprising as it is something we feel is absolutely fundamental in providing good client service. We also respond to all email correspondence from clients’ and borrowers’ solicitors within a maximum of one working day, which is something we do not often see when acting for borrowers.

“We maintain this good level of service and make it easier for clients to get in touch with us by ensuring we have the capacity to service the work we are given. We believe this is where other firms can struggle. In contrast to our competitors, we ensure we are not overloaded with work and keep our teams as small as possible to maintain the personal touch. We do not take on work unless we know we can service it, as reputation and maintaining a good client relationship is of paramount importance to us.

“With one of our lender clients in particular, we were transparent from the start about the level of work we could take on, as we were going through a particularly busy time. This was to ensure we maintained a good level of service and maintain a good working relationship, which was appreciated by the client. This allowed us to maintain a steady workflow of cases, which then thankfully increased in numbers just before lockdown due to good feedback and our increased capacities due to other lenders being more cautious. This really helped keep us afloat during the early stages of lockdown, which was invaluable to us in a scary time of not knowing how the market was going to react to the pandemic.

“Lenders often don’t expect us to get heavily involved with communications with brokers, but we recognise a good borrower experience ultimately leads to repeat work for everyone, so we do everything we can to ensure that all parties are happy with the way we conduct our cases and keep everyone informed throughout. We always ensure if brokers require an update that they are kept fully up to date on what is going on. For some of our lenders, we copy their brokers into all email correspondence with the borrower’s solicitors and invite all parties on conference calls to maintain transparency throughout. Other firms may not involve brokers as much we do, but we know the deal will run much smoother if we have all parties working together to reach the common goal.

“We will continue to ensure we maintain transparency in terms of the level of work we can take on, so both client and lender are on the same page about the service we are able to offer. To reach our full potential and maintain our reputation, our service levels to our clients will remain a priority and will always be areas in which we strive to excel.”

Nurturing Growth & Cultivating Opportunities

“A lot of our incredible growth is mainly down to support from management and the board, who have been behind us from the start and always knew the potential we have in this sector. I really admire our Co-Managing Director, Aash’s work ethic because he is so infectiously hungry, incredibly motivating and gets involved in many team meetings. A good team atmosphere and work ethic is certainly built from the top and we have a great working relationship with each other and the whole team. We both continue to drive the team forward – always thinking about what we can do next and always being positive about where this team is going. There is a lot of faith in our team which is encouraging.

“Our growth is also helped by having the right resources, expertise and the ability to quickly adapt to changes in demand and in the market. We see change as an opportunity, whereas other firms often take a while to make operational decisions and do not involve the team as much as we do in making those decisions. Our team has strong business objectives and everyone is very clear on the vision, so we will continue to grow efficiently as one unit. This is the same in other parts of the business – like the new build team who are also very keen to grow and have great relationships with their clients and developers. All our teams are very hands-on with those they work with and have the freedom to grow their own client relationships to their full potential. We bring the personal touch across all departments within the firm and that is how we are able to retain work and continue to grow.

“We work with borrowers’ solicitors and our lenders actively to get money out the door. Communication is often key to achieving this. There is a tendency within the sector to hide behind emails and put up defensive barriers when things get complicated, but it is important that everyone works together and communicates throughout in order to move forward. Our specialist, dedicated team will work with the borrowers’ solicitors where we can and remain very hands on throughout the transaction so we can see the deal through quickly but safely. I think that is how we differ from other firms, as they aren’t as focused and don’t have dedicated lawyers with secured lending expertise who are solely responsible to deal with this work, which means it can take other firms longer to get cases through because of a lack of capacity and resources.”

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“The average UK resident stays in their home for 21 years’ and so much has changed in that time” says Rob Thomas, Co-Founder of PLS Solicitors. “The traditional local solicitors office has had to evolve. Not only do customers want information at the touch of their fingertips but with growing risks like property fraud and false impersonation, conveyancers have had to change their approach to improve accuracy through technology.”

Every year PLS Solicitors undertakes around 10,000 home move transactions. In 2019, it stepped up its technology infrastructure with the introduction of Robotic Process Automation and launching its customer portal via the App Store and there is much more to come.

Over the next year PLS will be telling the stories of its customers and their personal experiences to highlight how the house moving industry must change.

“Conveyancers must do more to reduce the stress for customers but more connectivity is required between all parties – banks and lenders, conveyancers, estate agents and the Land Registry, notwithstanding that our legal process needs to get easier.” says Dan Hickey, Managing Director.

Hickey continues “As conveyancers, we have a responsibility to ensure customers legally secure their home or sale but at the same time we must act in a responsive and caring way. Our customers range from downsizers to first time buyers and growing families and all have different needs. Our view is that we need to do the hard work, not our customers. We will help our customers focus on what matters to them.”

PLS’ 24/7 portal is now available on the app store

Customers will continue to look for improvements in communication, transparency and they want to be in control of their transaction. Online portals and apps will play a significant role in allowing customers to have access to their transaction as and when they need it.

PLS launched its 24/7 Portal app in 2019 for both Apple and Android.

The post Moving house? PLS believes conveyancers can vastly reduce the stress faced by house movers as it launches its real people, colourful dreams campaign. appeared first on PLS Solicitors.