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Commercial Mortgage Brokers

Extensive facilities for business loans and mortgages

  • Loans from £250,000 to £250 million
  • 1 to 30 year terms
  • Interest only and repayment options
  • Owner Occupied
  • Full or semi-commercial properties
  • Buy to let portfolios
  • Purchases and refinance
  • Portfolio acquisitions
  • Land
  • Hospitality and leisure sector specialists
  • Interest only periods and capital repayment holidays available on some plans

 

Commercial mortgages and remortgages from £250,000 to £250 million – We provide commercial mortgages from £250,000 upwards. We have an extensive range of specialist facilities for commercial mortgages in excess of £1 million.

Repayment terms from 1 to 30 years – Our extensive panel of lenders enables us to typically offer repayment terms ranging from 1 year up to 30 years.

100% commercial mortgages available – In order to arrange a facility that will provide 100% of the purchase price (or open market value) of a commercial property, additional security will normally be required. Without additional security the loan to value is usually limited to 75%.

 

Facilities available in other international markets

  • Europe
  • North America
  • Australasia
  • Japan
  • Hong Kong
  • Singapore 

 

What can be used as security for a commercial mortgage?

  • Shops
  • Retail Units
  • Offices
  • Industrial Estates
  • Factories
  • Restaurants
  • Hotels
  • Land
  • Care Homes
  • Fitness Centres/Gyms
  • Warehouses
  • Data Centres
  • Mixed-use (semi-commercial)
  • Shopping Centres
  • Medical Practices/Health Centres
  • Public Houses
  • Nightclubs
  • Garages

 

Types of Commercial Mortgages

Owner-Occupied

An owner-occupied commercial mortgage is where the borrower plans to use the mortgaged property or land for their own business. This could be to purchase the property their business is already occupying and renting, or to purchase a new property to move their business in to, or as additional premises to expand their business.

Commercial Buy-to-Let

You can use a commercial mortgage to fund a commercial buy-to-let property. This is where an investor buys property or land (for example a warehouse, convenience store or farm) to rent it out to another business.

Residential Buy-to-Let

Commercial mortgages can be used to fund the purchase of a residential property that has the intended purpose to be rented out. They are more commonly used by professional landlords who have large property portfolios or have set up a buy-to-let limited company.

 

Commercial Mortgage Lenders

High-street Banks

One of the most common/traditional methods for sourcing a commercial mortgage is through a high-street bank.  High-street banks usually offer better rates and higher loan-to-values than the alternative commercial lenders. However, the high street banks tend to have much stricter lending criteria and more checks, consequently taking longer to arrange.

Challenger Banks

Challenger banks are smaller retail banks that often specialise in a specific area to help them compete with the national banks. Their lending criteria is often more flexible than those of high-street banks and some may even lend to those with a bad credit history. However, you may find that their interest rates and fees are slightly more expensive.

Specialist Lenders

Specialist commercial mortgage lenders are generally the most flexible overall. They will often be prepared to offer loans to younger, less-established companies, or those with a poor credit history.

 

Interest Rates - fixed, variable, capped and swaps

Variable and fixed rate options available:

Variable: Variable rates tend to follow the Bank of England’s base rate, or LIBOR (the rate at which banks lend to each other) meaning the rate you pay can go up and down throughout the term of your commercial mortgage. This means you will benefit if there is a fall in interest rates, but you will incur higher interest charges if interest rates rise.

Fixed: Many lenders offer a fixed rate deals, some can be fixed for as long as 10 years. This means the interest you pay is fixed for that period of time, keeping your repayments the same each month regardless of what is happening to base rates. This will allow you to budget better and benefit if base rates increase, but you won’t benefit if the lender’s base rate drops.

Cap and Collar Mortgages: A mortgage with a set maximum and minimum interest rate is referred to as having a ‘Cap’ and ‘Collar’.  This is essentially a form of variable mortgage.

The ‘cap’ dictates the highest level that the interest rate could go up to. Similarly, the collar will set the lowest level that the interest rate could fall to.

It is possible to have a cap without a collar, therefore have no fixed minimum interest rate.

The cap and collar will usually apply for a set period of time.

Advantages of a Cap and Collar

  • Unlike a traditional variable rate mortgage, you will have the certainty of the maximum interest rate that you will pay.

  • Unlike a fixed rate mortgage, you will benefit from a fall in interest rates.

Disadvantages of a Cap and Collar

  • If interest rates fall below the collar rate you will not benefit from this further reduction.

  • You will still have a degree of uncertainty on exactly what your payments will be month on month. This variation could be significant, depending on the range between the cap and collar.

Swaps: Interest rate swaps are a way for businesses to exchange existing variable rate interest payments for fixed rate payments.  They are essentially ‘hedging’ their risks by trying to predict if long term interest rates are going to change.  If a company thinks that interest rates are going to rise over time they may want to swap some of their variable interest payments to fixed interest payments so that they have greater certainty and are not affected by future interest rate rises.

These transactions take place between 2 parties, who will be borrowers, banks, investors or hedge funds. The party wanting to swap the variable rate payments is know as the receiver or seller, whilst the party swapping its fixed rate payment is the payer.

Banks usually arrange swaps, by bringing the 2 parties together.  This means that both parties therefore only have to worry about the credit worthiness of the bank involved and not with the other party.

 

Eligibility for obtaining a commercial mortgage

How Long Has your Business Been Trading?

When it comes to a commercial mortgage, your business trading history is very important. This will be the tell-tale sign as to whether you will be able to afford the mortgage repayments. If you have a successful history, you will have a higher chance of receiving better rates and terms.

It is very likely that you will have to provide a potential lender with at least 3 years of filed accounts, plus your predicted (forecast) profit and loss statements for the future.

What is your Intention for the Property?

Whether you are going to occupy the property yourself or rent it out to other businesses. This will affect the loan to value, the rates you will pay and how much you can borrow.

 

Information You Need in Place (for owner-occupied properties)

  • 3 full years audited or certified accounts
  • A demonstration of your ability to service the debt.

 

Information You Need in Place (for investment)

  • A full tenancy schedule, including the names of the tenants and terms of the lease (including any rent reviews).

 

Why Use KIS Finance to arrange a commercial mortgage?

Commercial mortgages can be complex products, so we are here to make the process as simple and straightforward as possible for you.

Expertise: We have many years of experience in sourcing and arranging commercial mortgages for businesses with a huge variety of different circumstances. This means we have developed extensive knowledge of the market which we use to help you find the best solution for your financial needs.

Independent: We are an independent broker – We have access to the whole market which means we are able to source a wide range of products from a large selection of lenders.

On your Side: We are here for you. Our job is to source a great deal for your individual circumstances. We are completely transparent and will ensure that you know about every aspect of your available options, meaning you are not caught out last minute by any surprise terms or fees.

 

Frequently Asked Questions

What is a Commercial Mortgage?

Commercial mortgages are used to fund the purchase of commercial property or land which will be used for business purposes. Like a traditional, residential mortgage, the money borrowed will be secured against the asset. Commercial mortgage terms typically range from 3 to 30 years.

What can a commercial re-mortgage be used for?

Usually the most cost effective way to raise additional business funds is through a commercial re-mortgage.

Commercial re-mortgages are available to raise capital for most business purposes including expansion, modernisation, to reorganise finances by consolidating more expensive finance facilities or to provide a working capital cash injection.

What is a semi-commercial mortgage?

Finance to purchase or re-mortgage properties that are used for both residential and commercial purposes can be provided through the use of semi-commercial mortgages.

An example of a semi-commercial property would be a retail shop that has residential accommodation attached.

Can a commercial mortgage be used to repay a bridging loan?

Bridging loans are only intended to be used as a short term finance facility. Therefore, before taking out a bridging loan it is very important to have an exit strategy in place. A popular exit strategy for bridging loans is to refinance using a commercial mortgage.

A commercial mortgage being used as an exit strategy to repay bridging finance would occur when the completion of a commercial property purchase had to be achieved very quickly, or when the commercial property is unsuitable security for the mortgage provider because it is in a poor state of repair. Following completion of repair and restoration work, the short term bridging loan will be repaid through refinancing, using a long term commercial mortgage facility.

It is important to realise that considerable financial savings can be made if you are able to skip the initial bridging loan and go straight to the commercial mortgage.

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