The stages
- Comparison and indicative terms: you compare lenders and choose one to approach. With Instant Quotes this starts immediately.
- Application and terms: the lender reviews the case and issues terms, often within a few working days once it has the information it needs.
- Valuation: the lender instructs a panel surveyor. Booking, inspection and report commonly take around one to two weeks, longer for commercial or complex property.
- Legal work: your solicitor and the lender's solicitor review title, searches, the loan documents and any guarantees.
- Offer and completion: once the valuation and legal work are satisfied, the lender issues its offer and releases funds.
What speeds a case up
- A complete set of documents from the start; see our documents checklist
- A solicitor experienced in bridging, instructed early and responsive
- Easy access to the property for the valuer
- A clean title, with leases and planning documents available
- A clear, evidenced exit
- Choosing a lender whose criteria fit, so there is no need to switch lenders partway through
Some lenders accept automated or desktop valuations for lower loan to value cases on standard property, and some allow one firm of solicitors to act for both sides, both of which can shorten the timetable. See how lenders value property.
What slows a case down
- Title problems, such as missing lease documents, defective titles or restrictions
- A valuation below the expected figure, which may mean restructuring
- Slow responses to solicitor enquiries
- Complex ownership structures needing extra identity checks
- Undisclosed adverse credit or changes to the deal
- Overseas borrowers whose documents must be certified or translated
- Regulated cases, which involve affordability checks and more documentation
Auctions and urgent deadlines
If you face a fixed deadline, such as a 28-day auction completion, start before you commit. Get indicative terms, choose a lender, instruct solicitors and, where possible, the valuation before the auction or exchange. Leaving finance until after the deadline is set is the most common reason a completion is missed.
Be wary of any promise of a fixed completion time. Lenders can move quickly, but valuations and legal work depend on third parties.
Development and refurbishment cases
Cases with works or development take longer, because the lender reviews the schedule of works or appraisal and often appoints a monitoring surveyor before releasing funds. A development facility commonly takes several weeks to a few months to put in place, depending on the scheme. Building this into your programme avoids pressure on the land purchase.
A realistic timeline
For a straightforward purchase on standard residential property, a realistic timeline might look like this, though every case differs:
- Days 1 to 3: compare lenders, choose one and submit the application with documents
- Days 3 to 7: lender issues terms, valuation is instructed and solicitors are instructed by both sides
- Days 7 to 14: valuation inspection and report; your solicitor raises title and search enquiries
- Days 14 to 21: lender's solicitor reviews the title and reports; loan documents are signed
- Days 21 to 28: final checks, offer and completion
Commercial property, development sites, company borrowers with complex structures and regulated cases usually take longer. Starting the legal work in parallel with the valuation, rather than waiting for it, is one of the simplest ways to save time.
Common questions
What is the fastest a bridging loan can complete?
Simple, well-prepared cases can complete within a week or two, but most take around two to four weeks. The valuation and legal work set the pace.
What usually delays a bridging loan?
Title issues, slow solicitor responses, valuation problems and missing documents are the most common causes of delay.
Can I get a bridging loan in time for an auction?
Usually, if you prepare before the auction. Indicative terms, a chosen lender and a solicitor in place before bidding make a 28-day completion realistic.
This guide is for general information only and should not be treated as legal, tax or financial advice. Lender requirements depend on the property and your circumstances.
