Build it
Build it
Development finance
Ground-up, conversion and part-built schemes, from site purchase to exit.
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Development finance
Which cap binds, loan to cost or loan to GDV, and the real day-one equity.
Build to Rent development
Underwritten on stabilised yield and DSCR, not sales rate.
Mezzanine and stretched senior
The gap between senior LTC and what you can fund, and the true blended cost.
Heavy refurbishment and conversion
Where refurbishment stops being a bridge: structure, change of use, drawdowns.
Part-built and rescue finance
Valuing an unfinished asset when the contractor has gone.
Bridge it
Bridge it
Bridging finance
Short-term debt where the deadline, the asset or the exit will not wait.
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Purchase bridge
Completing before the money is in place: chain breaks, tight deadlines, unmortgageable stock.
Development exit finance
Off development debt at a lower rate, to buy sales time and release equity.
Auction finance
A 28-day clock, and what must be in place before the hammer falls.
Pre-planning and planning gain
Lending against current value with planning upside.
Below market value purchase
Day-one lending against open market value rather than price.
Second charge and capital raising
Raising against existing assets, and first-charge consent.
Light refurbishment finance
Bridge plus refurb tranche, and where the development boundary sits.
Also structuredBridge to let and refinance
Hold it
Hold it
Mortgages and term finance
Long-term debt against income, once the asset is built, let or trading.
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Buy to let mortgages
ICR stress testing, limited company against personal, portfolio rules.
HMO mortgages
A higher cover test, licensing, and the two valuations a lender takes the lower of.
Commercial term, investment
Tenant covenant and lease term, and why DSCR sets the loan.
Commercial term, owner-occupier
Trading accounts and EBITDA rather than rent roll.
Portfolio refinance
Cross-collateralisation, and one facility against individual loans.
Stabilisation and term refinance
The income test replacing the GDV test, and the letting void before term debt engages.
Co-living and PBSA
An operational asset valued on income, and the operator covenant.
Run it
Run it
Business finance
Funding the business behind the property, secured on the ledger, the equipment or the covenant.
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How we work
Case studies
Articles
Tools
Development finance calculator
Size the facility against site cost, build cost and GDV.
Development exit calculator
Refinance the development facility and release equity at PC.
Bridging finance calculator
What a bridge costs, and what actually clears on day one.
Refurbishment finance calculator
Fund the purchase and 100% of the works, with interest rolled to exit.
BTL rental cover calculator
The rent a buy to let must achieve to clear a lender's cover test.
Commercial mortgage calculator
What a commercial property's income will support, and what it costs.
About
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Run it › Unsecured business loans
Not every requirement has an asset behind it. A hiring round, a marketing push, a VAT or corporation tax bill, or the gap before a large contract pays are all real funding needs with nothing to secure a facility against except the business itself.
Unsecured lending answers that, and the trade is explicit. There is no charge over property, decisions come in days rather than weeks, and the price is higher and the term shorter than anything secured. It is expensive money used well, or expensive money used badly, and the difference is entirely what it funds.
Unsecured rarely means unguaranteed. Most lenders will want personal guarantees from the directors, so the risk moves from the company to the people running it rather than disappearing. That is the single most misunderstood thing about the product and it belongs in the decision, not in the small print.
The guarantee position established first
Who is being asked to guarantee, capped at what, and whether anything is charged against a home. These are terms rather than fixed conditions, and they are much easier to negotiate before an offer than after one.
Priced against the secured alternative
Where there is an asset, a secured facility is almost always cheaper. We check that first, because taking unsecured money against a business that could have borrowed against equipment or a ledger is a costly default.
Sized on what it funds, not on what is available
Serviceability is tested against your trading, and the largest facility on offer is rarely the right one. The question is what the money returns, not what a lender will advance.
Repayment shape
Fixed monthly instalments, or a facility repaid as a share of card takings for a retail or hospitality business. The second flexes with a bad month, which is worth real money in a seasonal trade.
Which lenders play here
Challenger banks, specialist business lenders and the alternative funding market, plus revenue based funders for businesses with card takings. Decisions turn on filed accounts, bank statements and trading history rather than on anything you own. We arrange unsecured loans for limited companies and for agreements outside the consumer credit rules. A sole trader or a partnership of two or three partners borrowing up to £25,000 is regulated, and we introduce those cases to an authorised firm.
Days
Typical time to decision
PG
Usually required from directors
None
Property security
Indicative, and not an offer. What a lender will actually do depends on the business, its accounts and the lender's credit assessment.
What to have ready
Bring these and we can tell you where you stand.
Each one is something a lender will ask for. Having it early is the difference between a fast answer and a slow one.
✓What the money is for, specifically, and what it returns
✓Filed accounts, plus current management figures
✓Six to twelve months of business bank statements
✓Existing borrowing, and anything already secured or guaranteed
✓Who is prepared to give a personal guarantee
✓Any asset or ledger that could support cheaper secured lending instead
Next
Related in this pillar.
Common questions
The questions this product raises.
Does an unsecured loan mean no personal risk?
Rarely. Unsecured means there is no charge over property, not that there is no recourse. Most lenders want personal guarantees from the directors, so the risk moves from the company to the people running it. Who guarantees, and capped at what, can be negotiated before the offer.
How quickly can an unsecured business loan be arranged?
Decisions often come in days rather than weeks, because there is no property to value and no title to check. The pace depends on having filed accounts, current management figures and recent bank statements ready from the start.
Is an unsecured loan more expensive than a secured one?
Yes. With no security, the lender is pricing the business alone, so the rate is higher and the term shorter. Where the business owns equipment or has a sales ledger, asset or invoice finance is usually cheaper and worth checking first.
What can an unsecured business loan be used for?
Needs with nothing to secure against: hiring, a marketing push, a tax bill, or the gap before a large contract pays. It is expensive money, so it works best where the return is clear and arrives within the term.
Bring us the detail.
Send what you have. We will tell you what is fundable and what needs work before anyone approaches a lender.
Specialist property finance for developers who want the numbers to survive underwriting.
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Fundingwise Limited is not authorised or regulated by the Financial Conduct Authority, and arranges unregulated finance only. That means lending secured against commercial property, or against residential property that is not, and will not be, occupied by the borrower or an immediate family member as a main residence. We do not advise on or arrange regulated mortgage contracts or regulated bridging loans. Because this finance is unregulated, FCA conduct rules and access to the Financial Ombudsman Service do not apply. Fundingwise Limited is registered in England and Wales, company number 13750788.