Bridging — Second Charge
Short-term finance secured behind an existing mortgage — keep a low fixed rate and avoid early repayment charges while releasing equity for a deposit, works or liquidity.
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Last updated Reviewed by our Clifton International finance team.
In short
A second-charge bridge sits behind your existing mortgage on the same property, usually up to 70–75% combined loan-to-value at around 0.65%–1.10% per month. The first-charge lender keeps priority and must consent, so you release capital without redeeming a low fixed rate or paying an early repayment charge.
At a glance
Figures reviewed:
Indicative figures for guidance only, correct as at July 2026. Rates, costs and timelines vary by lender, borrower profile, asset and jurisdiction, and are not an offer of finance. How we derive these figures.
Last reviewed . Read the full Key facts methodology, or speak to our team for a quote based on your circumstances.
At a glance
A second charge sits behind your existing mortgage so you keep a good first-charge rate; a full refinance can be cheaper overall but loses that rate and takes longer.
| Feature | Second-charge bridge | Refinance the first charge |
|---|---|---|
| Existing mortgage | Untouched — rate preserved | Redeemed and replaced |
| Early repayment charges | Avoided | Often payable on the existing loan |
| Pricing | 0.75% – 1.25% per month | Cheaper per month, longer to arrange |
| Combined LTV | Up to 70% – 75% including the first charge | Up to 75% – 80% |
| First lender consent | Required for the charge | Not applicable |
| Speed | 1 – 3 weeks | 6 – 12 weeks |
| Term | 3 – 24 months | 5 – 35 years |
Swipe the table sideways to see all columns.
Sizing is on combined loan-to-value: the first-charge balance plus the new facility against open-market value.
Why clients choose us
No need to redeem a cheap first mortgage or trigger an early repayment charge.
Release equity to put down on another purchase before your existing asset sells.
Fund a refurbishment programme behind an existing term loan, repaid on refinance or sale.
Meet a time-critical liability using property equity rather than disturbing trading facilities.
Second charges on main residences, buy-to-lets, HMOs, commercial and semi-commercial assets.
We handle the first-charge consent process, the usual cause of delay in these cases.
Borrower eligibility
Typical lending criteria
Indicative only. Actual terms depend on borrower profile, asset and lender criteria.
Recent transactions
Published transactions from our own case study library — select any to read the full brief.
Leeds · Bridging
£1.3m · 65% LTV · 12-month regulated bridge
£1.3m regulated bridge to help a Leeds family secure a significantly larger home before selling their existing property — funded in under 3 weeks.
Malaga · Bridging
£230k · c.25% LTV · 36 days to completion
A regulated bridging loan raised against an unencumbered Edinburgh home to secure a £230k apartment in Malaga, Spain — completed in 36 days.
Oxfordshire · Bridging
£1.2m · 60% LTV · chain-break bridge
£1.2m chain-break bridge that saved a rural Oxfordshire purchase after the buyers' onward sale collapsed at the eleventh hour.
Frequently asked
A second-charge bridge sits behind an existing mortgage on the same property. The first-charge lender keeps priority; the bridging lender takes a subordinate charge and is repaid after it on any sale.
Because the first charge often carries a low fixed rate or an early repayment charge that makes refinancing expensive. A second charge raises capital while leaving that facility untouched.
Lenders look at combined loan-to-value, usually up to 70–75% including the first-charge balance. The available amount is that ceiling less the outstanding first mortgage.
Yes — the first-charge lender must give consent to a subsequent charge. Obtaining that consent is usually the single biggest driver of the timetable, and some lenders are considerably slower than others.
Generally yes. The subordinate position carries more risk, so pricing typically starts a little higher than an equivalent first-charge bridge and lenders are more demanding on exit evidence.
Raising a deposit for another purchase, funding refurbishment works, settling a tax or business liability, buying out a co-owner, or covering a short-term liquidity gap ahead of a sale or refinance.
Yes. Second charges are common on investment and commercial assets, where the loan is unregulated and assessed on the asset, the rental position and the exit.
A sale of the security property, a full refinance that redeems both charges, sale of another asset, or a defined liquidity event with documentary evidence.
UK bridging finance by scenario
Each page covers the structure, criteria, costs and typical timescales for one bridging use case — with real completed transactions.
Calculate interest, arrangement and exit fees, valuation and legals — with a fully worked £510,000 example.
View pageRegulated and unregulated lender panels compared — and why bridging is placed through a specialist, not shopped direct.
View pageFacilities structured for the 28-day auction completion window, with pre-auction agreements in principle.
View pageComplete on your onward purchase when a buyer withdraws or the chain collapses.
View pageRefinance a completed scheme onto cheaper short-term debt while units sell.
View pageWhich regime applies to your case, and what changes in criteria, cost and process.
View pageUK-secured short-term finance for British expatriates, foreign nationals and offshore SPVs.
View pagePurchase-plus-works and heavy refurbishment finance with staged drawdowns.
View pageRelated UK services
Residential, buy-to-let and high-value mortgages for UK and international clients.
Learn moreFast short-term funding for auctions, chain-breaks, refurbishments and exits.
Learn moreSenior debt and stretched-senior facilities for residential and mixed-use schemes.
Learn moreInvestment and owner-occupier funding for offices, hospitality, retail and logistics.
Learn moreImproved terms, capital raising and exit refinance for maturing UK facilities.
Learn moreReady to explore your options?
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