Residential bridging finance
Residential Bridging Loans Hull
Short-term FCA-regulated lending for owner-occupiers in Kingston upon Hull and across the East Riding of Yorkshire. We route regulated work to authorised partners and keep cases moving day by day.
- Decisions in hours
- Completion in days
- £100k to £25m
- East Riding of Yorkshire specialists
Hull · East Riding of Yorkshire
Bridge to your next move.
About residential bridging
Short-term property finance across Portsea Island and Hampshire.
Residential bridging is short-term lending secured against a property that the borrower or an immediate family member already lives in or is about to move into. The Financial Conduct Authority regulates this product because consumer protection rules apply when the security is a residence. For Hull homeowners caught between a sale and an onward purchase, residential bridging buys the time the chain needs without the open-ended risk of losing the property the borrower wants. We work with authorised partner firms on every regulated case and keep the underwriting tight from day one. Regulated bridging on owner-occupied residential property is FCA-regulated. We are not directly authorised by the Financial Conduct Authority; we work with FCA-authorised partner firms for regulated lending.
Residential bridging suits owner-occupiers across Kingston upon Hull and the East Yorkshire commuter belt who need a regulated bridge against a property they live in or plan to live in. Typical borrowers include owner-occupier movers between The Avenues in HU5 and the larger family homes of Cottingham, downsizers leaving a four-bed in Willerby for a townhouse near the Old Town, and homeowners buying ahead of a delayed sale on the Hessle Road regeneration corridor. The product fits clients with clear income, a clean credit profile, and a credible sale plan inside a 12-month window. It does not suit speculative buying or property held purely as an investment, both of which sit under the unregulated regime.
A typical case
How a residential bridging case runs in Hull.
A couple in The Avenues accept an offer on their double-fronted Edwardian off Princes Avenue, then find a refurbished detached on a quiet road in Cottingham they have wanted for years. The vendor has another offer behind theirs and will not wait past the original target exchange date. Their buyer is solid but sits behind a related sale in Beverley that will not exchange for another five weeks. Without a bridge they lose the Cottingham purchase. We package the case to two regulated lenders on our panel that lend on owner-occupier terms across Hull and the wider East Riding of Yorkshire. The bridge sits at 65% loan to value against the Cottingham purchase price on a 9-month term with rolled-up interest. Indicative terms come back in 24 hours, full underwriting completes in 5 working days, and drawdown lands 12 working days after instruction. The couple complete on the Cottingham property, move in, and the Avenues sale completes seven weeks later. The bridge redeems out of the sale proceeds with two months of headroom on the term. Similar mechanics recur for buyers in HU5, HU6 and the western suburbs into Willerby and Anlaby where chain dependencies routinely stretch beyond the original timetable.
Rates and fees
What this product costs.
Residential bridging in the current market prices between 0.55% and 0.85% per month depending on loan to value, term and exit strength. Cases that are clearly inside 6 months with a sold subject-to-contract onward sale price at the lower end of that band. Cases that need the full 12 months, or where the sale property is not yet marketed, price higher. The arrangement fee is typically 1.5% to 2.0% of the loan, added to the facility rather than paid up front. Valuation fees run case by case and are paid on instruction of the valuer. Borrower and lender legal fees sit at roughly £1,500 to £3,000 per side for a clean residential security. Most regulated bridging products carry no exit fee. We quote every line item before the borrower instructs, and we never describe a case as fee-free. There are always fees on a bridge.
Loan size and term
LTV ceiling and how long you borrow for.
Maximum loan to value on residential bridging is typically 70% against open market value for an owner-occupied home in good condition. Most cases settle at 65% to give the lender comfort on the exit. Terms run from 1 month to 12 months for FCA-regulated work. Most Hull clients use a 6 to 9-month facility, sized to give the onward sale a realistic window without paying for time they do not need.
Exit options
How the loan redeems.
Residential bridging has two main exit routes. The first is the sale of the existing residence: the buyer completes, the bridge redeems out of the sale proceeds, and any equity remaining returns to the borrower. The second is a refinance onto a long-term residential mortgage where the borrower decides to keep the property. Lenders want to see a credible sale strategy at the point of drawdown. That means an agent appointed, the property marketed, an asking price in line with comparables in the relevant Hull postcode, and ideally an offer already agreed. Where the property is not yet on the market, expect questions on timing and pricing. A clear exit is the single biggest factor in getting a residential bridge over the line at sensible pricing.
What makes a deal work
The clean cases.
Regulated cases run cleanly when the borrower has clean income, a clean credit file, a property that values reliably, and a sale plan that holds water. A retired couple with pension income, no consumer debt, a 1930s semi in HU5 at a sensible asking price, and a buyer already through their mortgage offer is the textbook clean case. Lenders also reward properties in mainstream Hull postcodes, freehold houses rather than leasehold flats with short leases, and conventional construction. Where the onward purchase is also straightforward, the chain breaks easily inside a 6 to 9 month window.
What doesn't
Where cases break.
Cases break where the sale property is overpriced, where the borrower has unresolved credit issues, where the security has non-standard construction, or where the onward use is partly commercial. Cases also stall where the borrower expects the bridge to fund a purchase larger than the realistic equity left after redemption. We will not progress a case where the maths do not work on the exit, because the consumer harm in a forced sale at the back end is real and not theoretical.
Our process
From first call to drawdown.
Step one, a triage call with one of our brokers. We need to see the purchase, the sale, the residual equity, and the credit profile. Step two, we package the case and put it to two or three regulated lenders depending on the specifics, and route the regulated activity to an FCA-authorised partner firm. Step three, indicative terms back inside 24 hours. Step four, instruct valuation and solicitors in parallel. Step five, full credit underwriting at the lender, typically 3 to 5 working days. Step six, drawdown, with funds released to the borrower's solicitor in line with the onward purchase completion. From triage to completion runs 10 to 14 working days. **MT Finance** and **Hope Capital** both offer competitive owner-occupier rates for Hull cases, with Precise Mortgages and Shawbrook in the second tier for slower-burning chain-break work.
Talk to us
Tell us about the deal.
A quick triage call, then indicative lender terms inside 24 hours. We work Hull and across East Riding of Yorkshire.
FAQs
Frequently asked questions on residential bridging
Is residential bridging the same as a residential mortgage?
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No. A residential mortgage is long-term, typically 15 to 30 years, with monthly capital and interest payments tied to income. Residential bridging is short-term, 1 to 12 months, secured against the same kind of property but priced on a monthly rate and exited in a single redemption when the property sells or refinances. Both fall under FCA regulation when the security is owner-occupied; they are different products with different underwriting and different cost profiles.
Can I take residential bridging on a buy-to-let in Hull?
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Not as regulated residential bridging. The regulated regime applies only where the security is occupied by the borrower or an immediate family member. A buy-to-let in HU3 or HU8 held purely for rental income sits under the unregulated regime. The good news is unregulated rates are often only marginally higher, and the process is faster because the FCA consumer rules do not attach. Most landlord clients use our unregulated bridging product instead.
How quickly can a regulated bridge complete in East Yorkshire?
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Standard regulated completion runs 10 to 14 working days from instruction. Faster is possible where the title is clean, the valuation comes back inside a week, and the solicitors on both sides respond promptly. We have completed regulated cases in 7 working days where every party moved at pace, but we do not promise speed at the cost of due diligence on a consumer case.
Next step
Talk to a Hull bridging specialist about residential bridging.
Indicative terms in 24 hours. We work residential bridging cases across Hull and the wider East Riding of Yorkshire market on a same-day enquiry response.