United Trust Bank, usually known as UTB, is a specialist bank lending to property investors, homeowners and housebuilders. Its range covers regulated and unregulated bridging, second charge bridging, refurbishment and a full suite of development finance. Bridge & Build Finance is an independent broker and is not part of United Trust Bank; it is one of the lenders we compare for bridging loans, regulated bridging and development finance. You can read more on UTB's own website.
About United Trust Bank
United Trust Bank is authorised by the Prudential Regulation Authority and regulated by the FCA and the PRA, and it takes savings deposits covered by the Financial Services Compensation Scheme. It describes itself as a specialist UK lender with a long history, and says it has provided bridging finance for more than a decade.
UTB says it was a founding member of the Bridging and Development Lenders Association. Its property development division says it has around £1.5 billion of commitments and supports more than 4,000 homes at any one time, and it works with Homes England and the British Business Bank to help housebuilders access higher gearing.
As a bank, UTB can offer both regulated bridging, for homeowners, and unregulated bridging for investors and companies, which not every specialist lender does.
What United Trust Bank funds
At the time of writing (October 2026), UTB's bridging product guide (28 September 2026) and its development pages set out the following.
| Product | What it is for | Key criteria |
|---|---|---|
| Regulated bridging | Homes the borrower or family lives in, for example chain breaks and downsizing; core, second charge, re-bridge and light refurbishment | £100,000 to £5m, up to 75% LTV (70% on second charge), terms of 1 to 12 months; no heavy refurbishment |
| Unregulated bridging | Investment and auction purchases, capital raising, refinance and re-bridging an existing loan | £100,000 to £3m, up to 75% LTV, terms of 1 to 24 months |
| Unregulated second charge bridging | Raising funds while keeping an existing first charge | Up to 70% LTV including the first charge |
| Light and medium refurbishment | Cosmetic works, kitchens and bathrooms, modernisation and minor extensions | Up to 75% of gross development value |
| Heavy refurbishment (unregulated) | Structural alterations, house to flat, HMO and commercial to residential conversions, permitted development and extensions | Up to 70% of GDV; works funded in arrears |
| Acquisition finance | Buying sites and buildings for new housing | From £1m, up to 60% LTV |
| Development finance | New build, conversions and refurbishment, residential and residential-led mixed use | £1m to £35m, up to 70% of GDV |
| Development exit, build to rent and student housing | More time to sell, rental stabilisation | Development exit up to 75% LTV; build to rent and student housing up to 65% of GDV |
Interest on bridging is rolled up. UTB's Near Prime range, for borrowers with previous adverse credit and a realistic exit, has a maximum LTV 5% lower than the standard range. Its earlier unregulated guide adds that heavy refurbishment works can run up to 70% of initial value and £1m for experienced borrowers (50% and £500,000 for less experienced ones), and that below market value purchases are lent on the lower of 90% of the price or 75% of open market value.
Bridging covers England, Wales and mainland Scotland, and development finance covers England and Wales. Security is mainly residential, including HMOs and multi-unit blocks, with semi-commercial and land with planning considered. Regulated bridging is a regulated mortgage contract. We will tell you at the outset if that applies and how your case will be handled. See our guide to second charge bridging loans.
Who United Trust Bank suits (and who it may not)
UTB tends to suit:
- Homeowners needing a regulated bridge of up to £5m, including chain breaks and downsizing.
- Investors buying at auction, expanding a portfolio, refurbishing or converting in England, Wales or Scotland.
- Borrowers needing a second charge bridge rather than refinancing an existing mortgage.
- Borrowers with previous adverse credit, through its Near Prime range.
- Individuals, expats, foreign nationals, companies, SPVs and trusts.
- Housebuilders in England and Wales with schemes of £1m or more, including build to rent and student housing.
It may not suit loans under £100,000, unregulated bridges over £3m, heavy works on a regulated bridge, properties in Northern Ireland or the Scottish islands, commercial-only property, or ground-up development outside England and Wales.
What United Trust Bank looks at
For bridging, UTB looks for:
- A realistic, viable exit by sale or refinance.
- The property: value, type, lease length and construction. Minimum property values apply, and non-standard construction and Grade II listed buildings are accepted.
- Credit history: the standard range ignores settled or small defaults and CCJs, while recent adverse credit is assessed under the Near Prime range with an explanation.
- The borrower's identity and, for companies, the people behind it.
- For regulated loans: affordability and suitability.
For development finance, expect a full credit committee review of the site, planning, costs, programme, contractor and the developer's track record.
Pros and cons
Pros
- A PRA-authorised bank with long experience in bridging and development.
- Regulated and unregulated bridging, first and second charge, with re-bridging.
- Heavy refurbishment and conversions on unregulated cases.
- Lends in mainland Scotland as well as England and Wales on bridging.
- Full development cycle from acquisition to exit, including build to rent and student housing.
Cons
- Minimum bridging loan of £100,000 and minimum property values.
- Unregulated bridging capped at £3m.
- Regulated bridging limited to light refurbishment.
- Development finance limited to England and Wales, typically from £1m.
Going through a broker vs going direct
UTB works through intermediaries for bridging. Comparing first matters because regulated bridging needs proper advice, and because UTB's leverage on second charges or heavy works may differ from other lenders. For development, a scheme may suit UTB's bank funding or a higher-geared alternative.
We search the market, set UTB alongside other suitable lenders, present your case and manage the application through to completion. It is free to enquire, and any broker fee is disclosed before you proceed.
Alternatives to United Trust Bank
- Shawbrook Bank: specialist bank bridging and development finance.
- Hampshire Trust Bank: bank bridging, development exit and development finance.
- Together: regulated and unregulated bridging, including second charges.
- West One: regulated and unregulated bridging, first and second charge.
- Masthaven Finance: first and second charge bridging and self-build.
Common questions
Does United Trust Bank offer regulated bridging loans?
Yes. UTB offers FCA-regulated bridging from £100,000 to £5m on first or second charge, for up to 12 months, as well as unregulated bridging of up to 24 months.
How much can I borrow on a UTB bridging loan?
At the time of writing, UTB's September 2026 guide shows regulated bridging from £100,000 to £5m and unregulated bridging from £100,000 to £3m, both up to 75% LTV on first charge and 70% on second charge.
Does UTB lend in Scotland?
Its bridging covers England, Wales and mainland Scotland. Its development finance covers England and Wales.
What development finance does UTB offer?
UTB offers acquisition, development, development exit, build to rent and student housing finance, generally from £1 million to £35 million and up to 70% of GDV for standard development.
Does UTB lend to foreign nationals?
UTB's published unregulated bridging criteria list UK citizens, expats and foreign nationals, as well as companies, SPVs and trusts, as acceptable borrowers.
This review is our independent summary of the lender's publicly stated lending, checked in October 2026. Criteria change, so confirm the current position before relying on it. Bridge & Build Finance is an independent broker and is not part of any lender reviewed. Finance is subject to status, valuation and lender approval.
