Bridging finance for 28-day completions

Be ready to complete in 28 days

Buying at auction can be exhilarating - and unforgiving. In most UK rooms, the gavel sets a strict 28-day deadline to complete. If your funds are not ready, you risk losing the deposit, paying penalties, or watching the lot pass to someone better prepared. Bridging finance exists precisely for moments like this. It is short-term, asset-backed funding designed to move quickly, prioritising the property and your exit plan over exhaustive income checks.

Typical completion windows range from about 7 to 21 days for standard cases, with expedited deals sometimes completing in 48 to 72 hours when everything is pre-prepared. The fastest outcomes are not magic - they rely on dedicated fast-track lender teams, early instruction of panel solicitors, and valuations booked immediately. The focus is on the security, realistic loan-to-value thresholds - commonly up to 70 to 75 percent - and a credible exit, whether refinance or sale. Rates are quoted monthly and fees reflect the speed and risk profile, so understanding the total cost is essential.

The practical bottlenecks are well known: valuation slots and legal capacity. UK lenders who specialise in auctions build their processes around these pressure points, often instructing valuers and solicitors within 24 hours of indicative approval. Your preparation is equally decisive - ID, proof of funds for fees, a clear exit route, and a solicitor used to auction timelines.

Speed is achieved by preparation, not by chance.

If you are bidding in England, Scotland or Wales, the formula is similar. Plan for up to 28 days as a sensible window, aim to accelerate where you can, and model the numbers with a buffer for extensions if the market or legals slow the pace.

Who benefits from this type of finance

Auction buyers, landlords and investors who need certainty of completion often choose bridging. It is also suitable for chain-break situations, light refurbishment projects and properties that are not yet mortgageable by mainstream lenders. Owner-occupiers can use regulated bridging in specific scenarios, subject to consumer protections and suitability checks. If you value speed and flexibility and have a clear exit - such as a planned refinance after works or a targeted sale - bridging can be an effective solution while markets remain competitive and auction lots attract multiple bidders.

Your funding routes, at a glance

1. Auction bridging loan - short-term finance designed for 28-day completions.

2. Light refurbishment bridge - for minor works before refinance to a mortgage.

3. Heavy refurbishment or development bridge - staged funding for larger projects.

4. Regulated bridging - for some consumer or owner-occupied scenarios.

5. Second charge bridge - raise funds against existing property without remortgaging.

6. Commercial bridge - short-term facility on mixed-use or commercial assets.

What it costs and what it means for you

Can you qualify and on what basis

Eligibility is primarily asset-based. Lenders assess the security’s current value, marketability and location, then set the loan-to-value accordingly, often up to 70 to 75 percent for standard cases. Your exit strategy is central: refinance to a mainstream mortgage after works, a pre-agreed sale, or a longer-term commercial facility. Credit profile still matters, but affordability assessments are lighter than standard mortgages because the loan is short and secured.

Where the borrower is a consumer and the property will be occupied, the facility may be regulated, which adds protections and documentation. Commercial or investment-only cases are typically unregulated, following lender policy. Having your documents ready - photo ID, proof of address, proof of funds for fees, company details if applicable, and a summary of the exit plan - accelerates decisions. Kandoo works with a panel of UK lenders and can align you with the right product quickly, including options with fast-track legal and valuation pathways tailored to 28-day auctions.

From bid to completion - the steps

1. Speak to a broker and outline the lot and timeline.

2. Obtain an initial quote and confirm indicative loan terms.

3. Prepare documents and instruct your auction-experienced solicitor.

4. Lender issues terms and instructs valuation and panel solicitors.

5. Provide any additional information and respond to legal enquiries.

6. Receive valuation, finalise underwriting, confirm your exit plan.

7. Sign documents, arrange completion funds, schedule drawdown date.

8. Complete the purchase within the auction’s 28-day deadline.

The trade-offs in plain sight

• Next steps: shortlist your lot, instruct a solicitor early, line up documents, and discuss exit routes with a broker before bidding.

Read this before you raise your paddle

Speed is only useful if the numbers hold together. Model the total cost over the expected term, including arrangement, legal and valuation fees, plus a contingency for an extension. Check the exit route’s realism in today’s mortgage market - rate stress tests and rental calculations can change, affecting refinance timing. Choose a solicitor with proven auction experience and ask for priority handling. Push for valuation bookings at the outset and confirm access details so the survey can proceed without delay. If your plan relies on refurbishment, confirm the works scope and whether a re-inspection will be required for refinance. A modest buffer in your loan or cash reserves can be the difference between a smooth 28-day completion and a scramble to avoid default terms.

Alternative avenues if bridging is not right

1. Cash purchase with later refinance to a mortgage.

2. Private investor or joint venture funding for short-term needs.

3. Secured business loan or short-term commercial mortgage.

4. Remortgage or further advance on existing properties.

5. Personal loan for smaller funding gaps where suitable.

Frequently asked questions

Q: How fast can auction bridging complete in the UK? A: Standard timelines are around 7 to 21 days, with well-prepared cases sometimes completing within 48 to 72 hours. Most buyers should plan for up to 28 days in practice.

Q: What loan-to-value is typical for auction bridges? A: Many lenders cap LTV at around 70 to 75 percent, adjusted for property type, condition and valuation. Lower LTVs may apply for non-standard assets or heavy refurbishments.

Q: Do I need proof of income for a bridge? A: Lenders prioritise the asset and exit strategy. Income evidence is lighter than a mortgage, though basic affordability and credit checks still apply, especially for regulated cases.

Q: What are the common costs I should expect? A: Monthly interest, an arrangement fee, valuation and legal fees are standard. Some products include an exit fee. Always calculate the total cost over the intended term.

Q: What is the exit strategy and why does it matter? A: Your exit is how you repay the bridge - refinance, sale or a longer-term facility. Lenders need a realistic plan aligned to your works and market conditions.

Q: What causes delays on 28-day completions? A: Valuation availability and legal enquiries are typical bottlenecks. Using auction-experienced solicitors and pre-booking valuation slots helps keep the timetable on track.

How Kandoo helps you win the bid and the deadline

Kandoo is a UK-based broker with access to specialist auction bridging lenders, fast-track legal panels and streamlined submission portals. We help you prepare documents, shape a credible exit and secure terms that fit your lot and timetable. Speak to us before you bid so we can position you for a confident 28-day completion.

Important information

This article is for general information only and is not advice. Bridging loans may be regulated or unregulated depending on your circumstances. Always consider your ability to repay and seek personalised guidance before committing.