KIS Bridging Loans
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Bridging Loan Interest Rates and Costs

We use many lenders in order to find the best possible deals for our customers.

 

Monthly interest rates from

0.35% per month - for loans over £2 million

0.45% per month - for loans under £2 million

The vast majority of our bridging loans are written on the following plans

Up to 50% LTV
0.59%
per month
50% to 60% LTV
0.65%
per month
60% to 70% LTV
0.69%
per month
70% to 75% LTV
0.89%
per month

For these plans the Loan to Value (LTV) is calculated using the Open Market Value (OMV). Open market valuations tend to be higher than 90 day or forced sale valuations.

 

Lenders Arrangement Fees

(also referred to as Lenders Facility Fees)

A 2% lenders arrangement fee is fairly standard for most bridging loans. This is calculated using the net or gross loan amount. For many loan facilities we are able to reduce this fee:

£75,000 to £150,000
2%
facility fee
£150,000 to £750,000
1%
facility fee
Above £750,000
0.5%
facility fee

For the above plans the minimum loan term is 30 days, therefore should you repay the loan within the first 30 days, you will still be charged the full 30 days interest. After this initial 30 day period has ended you will only be charged interest up to the actual day that you clear your loan.

These plans have:

  • No exit fees
  • No early redemption charges
  • No default interest rates
  • No penalty fees

0.45% per month short term loan plan

  • 0.45% per month up to 60% LTV
  • Loan terms up to 24 months
  • Facility fee is 2%
  • Interest can be paid monthly or set aside

Please note this is not a typical bridging facility in that underwriting is more stringent and it takes longer to put in place. It is a good option if it fits your circumstances, enough time is available for it to be put it in place, and if the loan is likely to run over 12 months (the benefits of the reduced rate could be outweighed by the increased facility fee if redeemed within 12 months).

0.35% per month available on bridging loans above £2 million

We have specialist large bridging loan facilities available for loans ranging from £2 million to £1 billion.

Please contact us for further information.

The different bridging loan costs to consider

There are many costs to consider when taking out bridging finance. The first and most important is the bridging loan interest rate, usually expressed as a monthly rate. This rate when compared to other finance options will usually seem high, which is why bridging finance should only be used as a short term funding option.

It is also very important to consider all the other costs because they quickly add up. The best way to compare options and fully understand what a bridging loan is going to cost, is to add up all the interest charges for the period you are likely to have the loan and add this figure to all the other costs involved. Do this for each quote to compare bridging finance options.

Interest roll up

The monthly interest charged on a bridging loan can be paid monthly, but for most facilities there is an option to have the interest rolled up, retained or deferred, which means no monthly payments have to be made and the interest is paid at the end of the term when the loan is redeemed.

Facility fee (lender's arrangement fee)

Charged by the lender this typically ranges from 0 to 2% of the amount being borrowed and is included in the loan facility.

Exit fee

Some plans have an exit fee which is similar to the facility fee but charged and added to the loan when it is redeemed. Nearly all the bridging loans that we arrange do not have exit fees.

Legal fees

In addition to paying your own solicitor a bridging lender will also require you to pay their legal costs for setting up the facility. Legal fees can vary considerable depending on the lender.

Administration fees

Most lenders usually slip an administration fee into their agreements.

Valuation fees

To set up most bridging loans a valuation will usually be required. In the absence of a suitable valuation/survey report we will need to arrange one. Although we will instruct the valuation, the surveyor or lender will contact you in order to take payment. Because valuations are carried out before a loan is completed this fee is not added to the loan facility, but is usually the only upfront fee. We ask our clients to pay the lender or surveyor directly for the valuation (they call you to take payment over the phone or a bank transfer) because we don't add anything to the valuation fee for ourselves.

Default Interest Rate

Many lenders have a default rate of interest, or a concessionary rate. Basically if you stick to the terms of the agreement and don’t go over term, you will receive the lower rate. However, if you do not stick to the terms, for example go over term, do not comply with any terms, miss a payment (if a serviced agreement), etc, then you will default on the loan and then the lender may charge you the high interest rate.

Often the agreement is written at a specific interest rate, for example 2% per month, but the lender charges the concessionary rate, for example 1%, provided you stick to the terms, etc. Default and concessionary rates, together with their terms and conditions should be looked at very closely and given consideration before taking out a bridging loan.

Broker fees

We do not charge broker fees!

Factors that can influence bridging loan interest rates

There are many bridging loan providers in the UK who between them provide a wide range of short term borrowing facilities. A common factor with most of these lenders is that the interest charged is based on a monthly rate of interest. This is mainly because of the short term nature of bridging loans where the money provided is usually only required for a period of months and not years. There are of course a wide range of monthly interest rates being charged, from as low as 6.8% per month to as high as 2% and above. In addition to certain lenders being much more competitive than others, the monthly interest rates charged on bridging loans will depend on a large number of factors:

Loan to value [+]

The greater the amount of equity that is being provided by the borrower, means the smaller the risk to the lender. Therefore lower monthly rates of interest are achieved the lower the loan to value, when considering the value of the security compared to the amount being borrowed, plus any additional borrowing also charged on the security property.

Type of legal charge [+]

There is less risk involved to a bridging lender if they are able to have first charge over the security property. Therefore the lowest interest rates are achieved when the lender has first charge. There are many facilities available when the security property is already being used to provide equity for another lender, typically a mortgage company. Taking a second charge behind another lender is a greater risk to a lender, and this usually reflected in a higher interest rate than if a first charge had been obtainable. There are also a very limited number of lenders who will provide a third charge, which due to their nature are more expensive again.

Type of property being used as security [+]

This can be divided into 3 main categories, residential, semi-commercial and commercial property. The best security is provided by residential property and therefore this type of security preferred by the lenders and attracts the lowest monthly rates. Commercial property is a more risky proposition for lenders because values can drastically drop over a short period of time. This can clearly be illustrated by the number of empty or derelict commercial premises that have very little value today but were once very valuable. Semi-commercial property such as local shops with living accommodation above are considered to be less risky security than commercial property, but of a greater risk than residential property. The level of risk is reflected in the monthly rate of interest offered.

Condition of the security property [+]

The high street lenders usually require any property being used as security to be in a reasonable condition and state of repair. Many bridging loan providers are happy to provide loans secured on property that would be deemed unacceptable security for most other lenders. The condition of the property and the amount of work that the property requires will influence the monthly interest rate offered.

Location of the security property [+]

Some bridging lenders will only lend against property in London, whilst others will lend throughout the UK. Property in and around London is favourite and certainly command the lowest interest rates due to the increased completion amongst lenders keen to lend. Moving away from London sees some lenders withdrawing to the point that in Scotland there is a very limited number of bridging loan providers. Differences in the property law in Scotland, when compared to England and Wales, is also a factor.

Income and affordability [+]

A lender will enquire about their customer's earnings and income to see if they are able to afford to pay the interest payments. This would apply to all customers including individuals who are employed, self employed or retired and also to businesses applying for a commercial bridging loan. An applicant's ability to comfortably make monthly interest repayments will of course be attractive to any lender, and will therefore help to attract the most competitive rates. It is however important to remember that being unable to make the monthly interest repayments does not necessarily exclude an individual or business from obtaining a bridging loan because facilities exist to add the interest to the facility so that it can be paid at the end.

Term [+]

The period for which the money is required will determine the rates available. Since most bridging lenders have a maximum term of 12 months there are more limited options for loans that are required beyond this term.

Credit history [+]

Most lenders want to see a reasonably good credit history. Therefore County Court Judgements, credit and mortgage arrears, defaults, IVAs and bankruptcies will signify a greater lending risk which will most probably mean an increased monthly rate of interest.

Cost and availability of funds to the lender [+]

Interest rates for all types of lending are very much influenced by the price that the lender has to pay for their funds, and also the availability of funds. When lenders are low on funds they will tend to increase their rates, like most supply and demand situations.

It is important to remember that the monthly interest rate charge on any bridging loan is just one of the costs to consider. When comparing facilities attention should also be paid to arrangement fees, broker fees, administration costs, legal costs and fees, valuation fees, exit fees, redemption penalties and discounted rates that are only for a short period of time.

Jerry Matthews
Jerry Matthews
Commercial Manager
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