Fast Bridging Loans: Rapid Property Finance When Speed Is Essential
Secure time-critical funding from £26,000 to £10m+ across 50+ specialist lenders. Receive an indicative Decision in Principle within hours and access funds in as little as 48 hours.
A fast bridging loan is short-term property finance structured to complete inside a hard deadline: an auction completion, a chain that has broken, a facility that is about to expire. We arrange it across the UK, with rates from 0.61% a month and no upfront broker fees.
On this page
Fast bridging loans: the short version
- What it is: a short-term loan secured on property, structured from day one around your deadline rather than the lender's standard timetable.
- How fast: indicative Agreement in Principle within 2 to 4 hours; funds in 48 hours where a desktop valuation and title insurance are available, 7 to 14 days on a standard route.
- How much: £26,000 to £10m+, up to 75% LTV (up to 90% on refurbishment cases, 100% with additional security).
- What it costs: rates from 0.61% a month, 3 to 18 month terms, interest retained, rolled up or serviced. No upfront broker fees.
- What it needs: a clear exit, usually sale or refinance, and the documents listed in the FAQs ready on day one.
When speed dictates the deal: time-sensitive funding scenarios
Most bridging loans are not fast by default. They move at the pace of the slowest party: the valuer's diary, the solicitor's post, the lender's credit committee. A fast bridging loan is the same product with each of those steps compressed or replaced. These are the situations where that matters.
Property auctions (28-day completion)
Meet rigid auction house deadlines without risking your deposit. We can issue terms before you bid and complete inside the 28 days, or the 14 that some houses now impose.
Auction bridgingBroken property chains
Bridge the purchase gap on your new property while you wait for the sale of your existing home, so a buyer dropping out does not cost you the house you have found.
Distressed and off-market purchases
Move ahead of competing cash buyers on heavily discounted deals. Vendors who need certainty will often accept a slightly lower offer from a buyer who can prove funding in hours.
Refinance deadlines and expiring facilities
Prevent penalty rates or default by refinancing a maturing loan within days. A re-bridge buys the time your sale or term refinance still needs.
Refinance bridgingUnmortgageable property acquisitions
Secure assets that need urgent refurbishment before a high-street lender will touch them: no kitchen, no bathroom, structural issues, non-standard construction.
Refurbishment bridgingTell us the deadline and the property. If a fast route is not the right fit, we will say so and point you at the cheaper standard route instead. Speed costs a little more, and it is only worth paying for when the deadline is real.
From application to drawdown: our 4-step rapid execution model
The difference between 48 hours and 4 weeks is not the lender's appetite. It is the valuation route, the legal pathway and whether your paperwork arrives on day one. Here is how we run a fast case.
Rapid consultation and same-day AIP
Submit your deal metrics through the quick quote form or by phone. We review against 50+ lenders and issue an indicative term sheet with the rate, LTV, fees and timetable set out in full. No hidden charges.
Streamlined valuation
Where the property is eligible, the lender uses an automated valuation model (AVM) or a desktop valuation instead of a physical survey, removing the one to two week wait for a surveyor's visit and report.
Expedited legals and title insurance
Dual representation (one firm acting for you and the lender) or lender title insurance replaces much of the search and enquiry process, so legal due diligence and charge registration move in parallel rather than in sequence.
Drawdown and funds release
The lender transfers funds directly to your solicitor for immediate completion. For auction purchases we time this to the completion date in the contract, with a margin for bank cut-off times.
Have the deadline in the diary already?
Send us the date and we will tell you today which route makes it and what it costs.
Fast bridging loan terms at a glance
Fast-track bridging is a route, not a separate product. The table shows what changes when a case is run for speed, and what it means for cost and paperwork.
| Criteria | Standard bridging | Fast-track bridging |
|---|---|---|
| Valuation method | Full RICS inspection and report | AVM or desktop valuation where eligible |
| Legal pathway | Separate solicitors, full searches | Dual representation or lender title insurance, indemnities in place of slow searches |
| Decision in principle | 1 to 3 working days | Same day, typically 2 to 4 hours |
| Typical completion | 3 to 6 weeks | 48 hours to 7 days |
| Interest range | From 0.61% pcm | From 0.61% pcm; fast routes usually sit 0.10% to 0.25% above the lowest rate for the same LTV |
| Documentation required | Full pack, collected over the first week | Same pack, but needed on day one: ID, proof of address, source of deposit, exit evidence, property details |
| Maximum LTV | Up to 75% | Up to 75%; AVM routes often cap at 70% |
Fast-track routes depend on the property qualifying for an automated or desktop valuation. Standard residential property in England and Wales under about £1m usually does; unusual, high-value or commercial property usually needs a physical inspection, which adds a week.
Aura Capital lending terms
| Loan parameter | Aura Capital specification |
|---|---|
| Loan size range | £26,000 to £10,000,000+ |
| Monthly interest rate | From 0.61% per month |
| Maximum LTV | Up to 75% LTV (up to 90% for light or heavy refurbishment; up to 100% with additional security) |
| Loan duration | 3 to 18 months |
| Decision speed | Same-day Agreement in Principle (AIP) within 2 to 4 hours |
| Completion speed | 48 hours (desktop valuation and title insurance) to 7 to 14 days (standard) |
| Upfront fees | £0 upfront broker fees: we are paid by the lender on completion |
| Eligible security | Residential, commercial, semi-commercial, land with planning, unmortgageable properties |
Figures are indicative, based on our lender panel in November 2026, and subject to lender underwriting, valuation and legal due diligence. For the full cost of a specific loan, including arrangement, valuation and legal fees, use the bridging loan calculator.
Why borrowers partner with Aura Capital
On a fast case, the broker's job is to know in advance which lender will say yes, on which valuation route, with which solicitor, before the clock starts. That is what you are paying for, and it is paid by the lender, not by you.
- Whole-of-market access across 50+ specialist private banks, challenger lenders and family offices, including lenders who do not deal with borrowers directly.
- Zero upfront fees. Our remuneration comes from the lender's arrangement fee on completion, so we are only paid if your loan completes. Complete alignment with successful execution.
- Dedicated senior finance specialists handling the solicitor and underwriter liaison, chasing each step and flagging problems the same day they appear rather than at the end of the week.
- Honest routing. If a cheaper standard route still makes your deadline, we tell you. If a fast route cannot make it, we tell you that too, before you spend money on valuation or legals.
For background on how bridging loans are structured, including interest options and exit strategies, read our complete guide to bridging loans. For adverse credit, see bridging loans for bad credit. For properties that need works, see refurbishment bridging loans.
Frequently asked questions about fast bridging finance
How fast can a bridging loan actually complete?
The fastest completions we arrange are around 48 hours, and they share the same ingredients: a standard residential property that qualifies for an automated or desktop valuation, title insurance or dual legal representation, and a borrower with ID, proof of funds and exit evidence ready on day one. Where the lender needs a physical survey, allow 7 to 10 working days for the surveyor's visit and report, then a few days for legals. Most fast cases land between 5 and 10 working days; a genuine 48-hour completion is possible but needs everything aligned from the first call.
Can I get a fast bridging loan with adverse credit or CCJs?
Yes, in most cases. Bridging lenders underwrite the asset and the exit first and the credit file second, so CCJs, defaults and historic arrears are not automatic declines. Expect a slightly higher rate, a lower maximum LTV (often 70%) and more questions about the exit. Some of the fastest AVM routes are restricted to clean credit, so an adverse case may take a few days longer. Our bridging loans for bad credit page sets out which lenders accept what.
What documents do I need to prepare for same-day processing?
For a same-day AIP we need the property address, value, loan amount, term and your planned exit. To move straight to offer, have ready: photo ID and proof of address for every borrower and guarantor; the memorandum of sale or auction catalogue and legal pack; access details for the valuer or the property's listing and floor plan for a desktop valuation; proof of the deposit and its source; and evidence of the exit, such as a mortgage agreement in principle, an agent's appraisal or a sale memorandum on the property you are selling. For a company borrower, add the company number and a brief ownership structure.
How is interest charged on fast bridging loans?
Three ways. Retained interest for the full term is deducted from the advance on day one, so there are no monthly payments and the net loan is lower. Rolled-up interest accrues monthly and is repaid with the capital at exit, which keeps the day-one advance higher. Serviced interest is paid monthly from income, and requires the lender to assess affordability. Most fast cases use retained or rolled-up interest because there is no payment history to check. Interest is charged monthly, and most lenders charge daily after a minimum term of one to three months, so repaying early reduces the cost.
What are the minimum and maximum loan sizes?
From £26,000 up to £10,000,000 and above. Below about £100,000, fewer lenders compete and rates are a little higher. Above £5m, the fastest routes still work but the valuation is usually a physical one, so allow 7 to 14 days rather than 48 hours. Loans above £10m are arranged case by case, often with more than one lender.
Related bridging products.
Each product page has its own calculator, criteria and rates.
Have an urgent property deadline?
Speak directly with an Aura Capital lending specialist. We will evaluate your scenario and deliver an initial term sheet within hours.
- Fast-track desk
- 01451 514 563
- Enquiries
- enquiries@auracapital.co.uk
- Office
- Palace Gardens Terrace, London W8
Your property may be repossessed if you do not keep up repayments on a loan secured on it. Bridging finance is short-term borrowing and needs a clear, credible exit strategy. Completion times quoted on this page depend on the property qualifying for an automated or desktop valuation, on title insurance or dual representation being available, and on documents being supplied promptly; they are not guaranteed. All figures on this page are indicative, based on our lender panel in November 2026, and subject to lender underwriting, valuation and legal due diligence. Aura Capital is a trading name of Chammosair Limited, registered in England & Wales, company no. 15786496. Aura Capital is not authorised or regulated by the Financial Conduct Authority and does not arrange regulated loans or give financial advice. Regulated cases are referred to an authorised firm.