Auction purchases
Work back from the contractual completion date, deposit already paid, valuation access and legal readiness.
Bridging • Auction • Short-term property finance
When the deadline won't move, your finance needs a clear route forward.
Tell Finance Magic what you are buying, raising or refinancing. We will prepare an initial assessment, explain the likely route and—after assessment—confirm the lender and full terms available for your case.
Finance Magic is a broker, not a lender. No approval is guaranteed.
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Your funding briefProperty. Deadline. Exit. One clear starting point.
- Auction and time-sensitive purchases
- Residential and investment scenarios
- Refurbishment and refinance gaps
- A plan built around a credible exit
Human help
when it matters
when it matters
About 2 minutes
Initial assessment from Finance Magic Regulated and unregulated routes explained No lender names used as bait Costs explained before application
The short answer
What is short-term property finance?
It is borrowing—usually secured on property—designed to solve a defined timing gap. The loan is repaid from an exit such as a sale, refinance or other evidenced funds. It can move faster than a standard mortgage, but it is normally more expensive and the exit must be realistic from day one.
Six situations where timing changes the finance
The right structure depends on the property, occupancy, borrower, leverage, works, deadline and repayment plan. The examples below are uses—not promises of eligibility or speed.
Buy before you sell
Bridge a property-chain timing gap where the exit is an evidenced sale or suitable longer-term refinance.
Refurbish before refinance
Fund an acquisition or works phase where a property is not yet suitable for the intended long-term mortgage.
Refinance under time pressure
Explore a short-term route where an existing facility matures before a sale or longer-term refinance is ready.
Raise capital on property
Use available property security for a defined personal, investment or business purpose where the route is appropriate.
Complex property scenarios
Consider mixed-use, commercial, land or imperfect-condition property with a specialist assessment of the security and exit.
A useful bridge needs a firm landing point
Short-term finance can protect an opportunity, but cost and risk rise quickly when the exit is vague or delayed.
- There is a real deadline or timing gap that standard finance is unlikely to meet.
- The property provides acceptable security and the requested leverage is realistic.
- You can evidence a credible primary exit and discuss a contingency plan.
- You understand that interest, lender fees, valuation and legal costs can be significant.
- Repayment depends only on an optimistic future sale price or unconfirmed refinance.
- The loan would place your home or a family member's home at risk without a robust exit.
- The total cost would remove the project's margin or leave no contingency for delays.
- You are being pressured to proceed before valuation, legal or regulatory questions are clear.
Not every bridge is regulated in the same way
Occupancy and purpose help determine the regulatory treatment. Finance Magic will clarify the route before recommending an application.
An initial assessment before a lender application
A strong case is packaged around facts. We do not publish a lender name first and force the case to fit it later.
- 01
Build the brief
We capture the purpose, borrower, property, value, loan, timing, works and proposed exit.
- 02
Initial assessment
Finance Magic reviews the broad fit, missing evidence, regulatory route and likely constraints.
- 03
Confirm the route
After assessment, we explain the proposed lender, indicative terms, fees, conditions and why the route fits.
- 04
Apply and progress
With your agreement, the case moves through lender assessment, valuation, legal work and completion.
An initial assessment or agreement in principle is only an indication based on the information available. It is not a binding offer or guarantee and remains subject to lender credit/underwriting, valuation, legal work, security, exit and final approval.
Your case, in your pocket
Move forward faster with the Finance Magic Client App
Create your case once, then keep everything together as it progresses. Check rates, upload documents and speak to your adviser without chasing emails or wondering what happens next.
- Create and manage casesStart an application and keep your details organised.
- Monitor every stageSee progress and manage active applications.
- Check available ratesExplore current options relevant to your needs.
- Upload documents securelySend requested documents directly from your phone.
- Chat to your adviserKeep questions and updates in one connected place.
- Manage financial productsReturn to your applications and products whenever you need.
Free to download. App availability and features may change.
Case updatedStay in the loop
Adviser chatHelp when needed
Short-term borrowing carries significant risk
Finance Magic is a broker, not a lender. A lender and full terms are confirmed only after the case has been assessed. Finance Magic may receive commission from the lender and may charge a fee; all remuneration and customer fees must be disclosed before you proceed.
An initial assessment or agreement in principle is not a binding offer or guarantee. Lending remains subject to credit and underwriting, valuation, legal work, acceptable security, a credible exit and final lender approval.
Questions worth asking
These are general answers. Your adviser will explain what applies to your circumstances.
What does Finance Magic's initial assessment mean?
It is an early view of the case using the information you provide. It can identify a plausible route and evidence needed next. It is not a lender decision, binding offer or guarantee of funds.
Why are lender names not shown on this page?
Short-term property finance is highly case-specific. Finance Magic assesses the purpose, borrower, property, occupancy, leverage, timing and exit before confirming the lender and explaining why that route is appropriate.
How quickly can a bridging loan complete?
Timing depends on a complete application, lender capacity, valuation access, legal work, title, security and your readiness. Some cases can move quickly, but no responsible broker can guarantee a completion time before those dependencies are checked.
What is the difference between regulated and unregulated bridging?
A bridge secured on a home occupied or intended to be occupied by you or close family may be regulated. Business or investment-only arrangements are often unregulated. The precise facts matter, and Finance Magic will explain the route.
What costs should I expect?
Typical costs can include interest, arrangement fees, valuation, legal work, broker fees, exit or extension charges and sometimes other property-specific costs. The full illustration and disclosure—not one headline rate—should drive the decision.
What makes a strong exit strategy?
It is specific, evidenced, achievable within the term and supported by a contingency. Examples include an appropriate long-term refinance with realistic affordability or a sale supported by value, demand and timing evidence.
Will this enquiry affect my credit score?
Submitting this first Finance Magic enquiry does not itself run a credit search. A later lender application may involve soft or hard credit checks; the adviser will explain that before proceeding.
Can I use bridging finance if the property needs work?
Potentially. The works, current condition, value, experience, cost schedule, permissions and exit all affect the available structure. Heavy works may need a different facility from a standard light-refurbishment bridge.
Before you continue
Short-term borrowing carries significant risk
Finance Magic is a broker, not a lender. A lender and full terms are confirmed only after the case has been assessed. Finance Magic may receive commission from the lender and may charge a fee; all remuneration and customer fees must be disclosed before you proceed.
An initial assessment or agreement in principle is not a binding offer or guarantee. Lending remains subject to credit and underwriting, valuation, legal work, acceptable security, a credible exit and final lender approval.
Think carefully before securing debts against property. Your property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.
The Financial Conduct Authority does not regulate some bridging, commercial, buy-to-let and investment mortgage contracts. Finance Magic will explain whether the proposed route is regulated or unregulated.
Bridging finance is usually more expensive than standard mortgage borrowing. Delays can increase interest and fees, and failure of the exit can put the security at risk.
Product and regulatory sources
Facts reviewed 29 August 2026.
- Ever North regulatory information — FCA reference, company details and registered office
- Finance Magic finance services — consumer-facing bridging, development and commercial finance service
- FCA financial promotions guidance — fair, clear and not misleading standard
- FCA MCOB 3A — mortgage promotion and communication rules
- FCA mortgage initial disclosure guidance — describing service scope and lender access
- Finance Magic customer privacy notice — controller, use and sharing of finance enquiry data
- Finance Magic Client App — Apple App Store — official iPhone and iPad app listing
- Finance Magic Client App — Google Play — official Android app listing and current feature overview