Refinance Bridging Loans and Re-Bridging Finance UK
Avoid default and buy time with a refinance bridging loan. Aura Capital secures market-leading re-bridging finance in as little as 7 days. Release equity, extend your term, and protect your investment
Fast Re-Bridging Solutions to Extend Your Loan Term and Protect Your Project
Property projects don’t always run perfectly to plan. Whether a sale has been delayed, your refinance offer has fallen through, or build costs have over-run, a refinance bridging loan—often called a re-bridging loan—can provide the breathing space you need.
Our refinance bridging loans give borrowers a fast, flexible way to extend or replace an existing facility. Whether you’re refinancing to avoid default, raising extra capital for final works, or switching lender to secure better terms, Aura Capital’s re-bridging finance solutions keep your project on schedule with approvals in days, not weeks.
At Aura Capital, we arrange fast, flexible refinance options through our panel of specialist lenders, helping investors, landlords and developers avoid default, extend their term and keep their exit strategy intact.
What Is a Refinance Bridging Loan and How Does Re-Bridging Work?
A refinance bridging loan replaces your existing bridging facility with a new short-term loan secured against the same property or portfolio.
It is typically used when your current loan is about to expire but your project is not yet ready for exit, when a sale has fallen through, or when you want to release additional equity to finish works or repay other obligations.
In essence, it’s a bridge-to-bridge refinance that gives you extra time—usually three to eighteen months—to complete your project without the stress of default fees or forced sales. For many experienced investors, it is an essential safety net that preserves momentum when external factors cause delays.
Aura Capital specialises in refinance bridging loans and re-bridging finance for borrowers who need time to finish works, complete sales, or secure long-term mortgages. Our panel of 50+ specialist lenders allows us to match each client with the fastest, most cost-effective solution for their exit strategy.
When Should You Consider Re-Bridging?
The best time to explore a re-bridging loan is the moment you realise your existing bridging facility may not redeem on schedule. This could happen if a buyer’s solicitor is delaying exchange, your refinance offer has expired, or construction and planning have taken longer than expected. Acting early gives you more control, more lender options, and prevents slipping into default rates that can quickly erode profit.
As a rule of thumb, start the refinance conversation at least six to eight weeks before your loan expiry date. This window allows time for valuations, legal preparation and lender approval without unnecessary pressure. Even if your project looks likely to complete, having a backup re-bridging option ready through Aura Capital ensures you can move seamlessly should any delays arise.
Why Timing Matters in Refinancing
In short-term property finance, timing is everything. Once a bridging facility passes its maturity date, most lenders impose default interest charges that can add thousands of pounds in extra cost each month. Acting early gives you leverage to negotiate better rates, more flexible terms, and smoother legal completion.
At Aura Capital, we proactively prepare refinance options well before maturity, coordinating valuations, redemption statements and legal documents in advance. This forward planning removes stress and ensures you stay in control of both the timeline and the outcome. By approaching re-bridging as a strategic step rather than a last-minute rescue, you safeguard your investment and keep your momentum intact.
Why You Might Need a Re-Bridging Loan
Timing is critical in property finance. A single delay can create a domino effect that jeopardises profit and reputation. Common reasons for taking a re-bridging loan include long-term refinance offers being withdrawn, sales chains collapsing close to completion, planning or build programmes running behind schedule, or lenders refusing to extend beyond their maximum term.
In each of these cases, re-bridging offers a practical solution. Rather than entering default and paying penalty interest, you refinance onto a fresh facility that resets the term and keeps the project on track. It’s also a way to raise extra capital for final works, professional fees or marketing costs before sale..
How the Re-Bridging Process Works
At Aura Capital, the process is designed to be seamless. We begin with an initial assessment, reviewing your current loan balance, term, exit route and security value. This helps determine the most suitable refinance structure and whether additional funds can be released.
Next comes the valuation stage. Many of our lenders accept desktop or automated valuations (AVMs), which significantly speed up completion and reduce costs. This is particularly valuable when deadlines are tight.
Once we have confirmed the property value, new terms are issued from our lender network—often within twenty-four to forty-eight hours. You then move to legals and redemption, where the new lender settles your existing facility directly with the outgoing lender, paying off any outstanding interest or fees.
Finally, the new loan completes and you continue your project or sale as planned. Most refinance bridging loans complete within seven to ten working days, giving borrowers a fast, efficient route to stability.
Eligibility Criteria and Lender Expectations
While a re-bridging loan is designed for flexibility, lenders still expect a clear and achievable exit. They look for a defined repayment plan—usually a confirmed sale, a refinance onto a term mortgage, or the completion of works that will allow the property to become mortgageable.
Strong security remains essential. The property must hold sufficient verified value to support the requested loan-to-value ratio, which typically does not exceed seventy-five percent. Borrowers with a solid track record, up-to-date interest payments and clear documentation are usually viewed favourably.
Aura Capital’s role is to package each case to highlight its strengths, mitigating any weaknesses and ensuring lenders focus on the opportunity rather than the obstacles.
Benefits of a Refinance Bridging Loan
A well-structured re-bridging loan provides multiple advantages. Most importantly, it helps you avoid default—protecting both your credit profile and your relationship with lenders. It also allows you to retain control of your asset rather than being forced into a sale under pressure.
You can often raise additional capital during the refinance, releasing funds to complete refurbishments or cover professional costs. The loans themselves are extremely flexible, offering retained or rolled interest, short or extended terms, and acceptance of more complex property types.
Above all, the process is about speed and certainty. Using desktop valuations and our pre-approved lender panel, Aura Capital can arrange refinancing in days, not weeks.
Get a Re-Bridging Quote in Minutes
Aura Capital works with more than fifty specialist lenders across the UK, securing market-leading re-bridging terms even for complex or time-sensitive cases. Submit your details today to receive indicative terms and see how much time and cost you could save.
Typical Rates, Fees and Terms
Every transaction is unique, but refinance bridging loans usually fall within predictable ranges.
Loan sizes typically start at around one-hundred-thousand pounds and can exceed ten million for large development portfolios.
Interest rates are commonly between 0.85 and 1.25 percent per month, depending on property type, LTV and borrower profile.
Terms range from three to eighteen months, giving sufficient time for sale or refinance to a long-term facility.
Most lenders advance up to seventy-five percent LTV on a first-charge basis, and arrangement fees generally sit between one and two percent of the loan amount.
Aura Capital always provides a full written cost breakdown so you can assess whether refinancing, extending or selling represents the best route.
Case Study – Re-Bridging Success
One of our recent clients, an experienced developer in Leeds, faced the expiry of a £480,000 bridging facility with just six weeks remaining on the term. Build delays had arisen due to material shortages and his planned remortgage offer had expired.
Aura Capital arranged a new £520,000 re-bridging loan at seventy percent LTV within nine days. The refinance included an extra tranche of funds to finish internal works. Three months later, both units sold for a combined £720,000, allowing the client to exit cleanly, avoid default penalties and maintain profitability.
This example illustrates how proactive refinancing can turn a potential setback into a positive financial outcome.
Re-Bridging Loans vs Traditional Remortgages
A re-bridging loan is not the same as a standard remortgage. It is designed for short-term use when mainstream mortgage products are unavailable or unsuitable. The purpose is to provide temporary breathing room, not long-term borrowing.
Where a conventional remortgage can take four to eight weeks to complete, a re-bridging facility can finish in less than ten days. It also accepts properties that may be unmortgageable by traditional lenders—unfinished developments, conversions, or heavy refurbishment projects still in progress.
Flexibility is another key difference. Re-bridging loans often allow rolled or retained interest instead of fixed monthly payments, and valuations can be completed via desktop review rather than a full RICS inspection. For investors and developers, this speed and adaptability make re-bridging the preferred route when time is critical.
Common Mistakes to Avoid
Many borrowers wait too long before exploring refinance options, leaving only days to act before their current loan expires. This increases stress and limits lender choice. Always begin discussions at least four weeks before maturity.
Another frequent error is failing to provide a clear exit strategy. Lenders must understand exactly how the new loan will be repaid—whether by sale, refinance or other capital event.
Borrowers also sometimes underestimate the effect of changing property values or build progress on LTV calculations. Keeping valuations current ensures the requested loan remains achievable.
Finally, avoid focusing solely on the lowest advertised rate. Some lenders charge hidden fees or restrict bridge-to-bridge transactions altogether. Aura Capital works only with transparent, reputable funders that specialise in short-term refinance.
Frequently Asked Questions
Can I refinance a bridging loan more than once?
Yes. Provided the project still has a viable exit and the property value supports the new LTV, multiple refinances are possible.
How quickly can a re-bridging loan complete?
Most transactions complete within seven to ten working days, sometimes sooner when desktop valuations are accepted.
Do I need to repay my current loan first?
No. The incoming lender redeems your existing facility directly on completion, settling all outstanding balances.
Will refinancing affect my credit score?
Handled correctly, it should not. In fact, re-bridging often prevents defaults that could harm your credit record.
Can I raise additional funds during refinance?
Yes, provided there is sufficient equity. Many borrowers use this opportunity to fund final works or release cashflow.
What if my property has fallen in value?
A lower valuation may reduce the available LTV, but Aura Capital can approach lenders who consider strong exit plans or multiple securities to balance the risk.
Can I get a re-bridging loan if my current facility is in default?
Yes — some specialist lenders can step in to redeem your existing bridge and offer a new term based on asset value and exit plan, even if you’ve missed payments.
The Aura Capital Difference
Aura Capital stands out because of our deep market relationships and practical approach. We secure market-leading rates through an extensive network of high-street and boutique lenders. Our team provides fast turnarounds, often issuing decisions within twenty-four hours and completing in as little as seven days.
We maintain flexible criteria, supporting both straightforward and highly complex projects, and we pride ourselves on transparent fees—no hidden charges or unnecessary add-ons. Most importantly, we offer end-to-end support, liaising with valuers, solicitors and lenders to ensure a smooth redemption process.
Our clients value direct communication, realistic guidance and absolute discretion. When deadlines are tight and stakes are high, Aura Capital delivers clarity and results.
You may also want to explore our Development Exit Loans and Light Refurbishment Bridging Loans, both of which complement our refinance bridging solutions for time-sensitive projects.
Speak to a Bridging Specialist Today
Avoid default, extend your term and protect your investment with a refinance bridging loan arranged by Aura Capital.
Our experts can secure funding in as little as seven days, tailored to your project and exit strategy.
Important Information and Risk Notice
Bridging and development finance are short-term secured loans and may not be suitable for all borrowers. Failure to maintain repayments could result in repossession of your property. All loans are subject to individual lender approval, valuation and legal due diligence. Terms and conditions apply.
How to get started
Send us a short summary including:
Property address and value
Current lender and balance outstanding
Loan amount required and desired term
Exit plan (sale or refinance)
Timing of existing redemption date
We’ll return an indicative term sheet within 24 hours, outline lender options, and progress valuation and legal work immediately.
Why investors and developers choose Aura Capital
Speed & certainty: Indicative terms within 24 hours, completions in 1–3 weeks.
Market reach: Access to 40+ active lenders covering every asset class.
Hands-on management: We coordinate valuation, legal, and redemption simultaneously.
Strategic structuring: We optimise leverage, interest roll-up, and equity release for best outcomes.
Transparency: No hidden costs — total facility cost always made clear.
Experience: Decades of collective expertise in development, commercial and bridging finance.
Talk to Aura Capital today. Whether you’re refinancing a development loan, clearing an expiring facility, or releasing equity, we’ll structure the fastest route to completion and a cleaner balance sheet.
