In This Guide
What Is a Together Bridging Loan?
A Together bridging loan is a short-term secured finance product offered by Together Financial Services Limited, one of the UK's leading specialist non-bank lenders. Bridging loans are designed to "bridge" a temporary financial gap — most commonly in property transactions where speed or flexibility is critical and a standard mortgage simply cannot respond quickly enough.
Together has been offering bridging finance under various brand names since the 1970s, and is widely regarded by mortgage brokers and property investors as one of the most reliable and flexible bridging lenders in the UK market. Their key differentiator is human underwriting: rather than running applications through automated decision engines, Together employs experienced underwriters who assess each case individually.
Together bridging loans are available on residential, buy-to-let, commercial, semi-commercial and mixed-use properties across England, Wales and Scotland. Both first and second charge facilities are available, with loan amounts ranging from £26,000 to well over £10 million.
Key stat: Together Financial Services has a loan book exceeding £3 billion and has been providing specialist property finance for over 50 years, making them one of the most established non-bank lenders in the UK.
Together Bridging Loan Rates 2025
Together does not publish a standard rate table for bridging loans, as rates are tailored to individual circumstances. However, based on current market data and broker feedback, indicative rates for Together bridging loans in 2025 are as follows:
| Loan Type | Indicative Rate (from) | LTV |
|---|---|---|
| Regulated residential (1st charge) | ~0.65% per month | Up to 75% |
| Unregulated investment (1st charge) | ~0.70% per month | Up to 70% |
| Second charge (residential) | ~0.85% per month | Up to 70% combined |
| Commercial / mixed-use | ~0.90% per month | Up to 65% |
| Adverse credit cases | ~0.95%+ per month | Up to 60% |
These figures are indicative only. The actual rate offered by Together will depend on factors including the loan-to-value ratio, the strength of the exit strategy, the borrower's credit profile, the property type, and the overall complexity of the case. Always request a formal Illustration before proceeding.
Interest Payment Options
Together offers three interest servicing options on bridging loans:
- Rolled-up interest: Interest accrues and is added to the loan balance, repaid in full at redemption. No monthly payments required during the term — ideal when cash flow is tight during a renovation or development.
- Deducted interest: The full estimated interest for the loan term is deducted from the initial advance, so you receive less upfront but make no monthly payments.
- Serviced (monthly) interest: Interest is paid monthly like a standard mortgage. The lowest total cost option if you can afford monthly payments.
Together Bridging Loan Eligibility & Criteria
Together's eligibility criteria for bridging loans is broader than most mainstream lenders. The following summarises the key criteria:
| Criterion | Together's Position |
|---|---|
| Minimum loan amount | £26,000 |
| Maximum loan amount | £10 million+ (case by case) |
| Loan term | 1 to 24 months |
| Maximum LTV (regulated) | 75% of Open Market Value |
| Maximum LTV (unregulated) | 70% of Open Market Value |
| Applicant types | Individuals, limited companies, LLPs, SPVs, partnerships |
| Minimum age | 18 years |
| Residency | UK residents; some expat cases considered |
| Credit history | Adverse credit considered on merit (CCJs, defaults, missed payments) |
| Income proof | Not always required for unregulated cases with strong exit strategy |
| Property types | Residential, BTL, HMO, commercial, semi-commercial, mixed-use, land (with planning) |
| Property condition | Uninhabitable properties accepted (bridging is specifically designed for this) |
Regulated vs Unregulated Together Bridging Loans
One of the most important distinctions in bridging finance is whether a loan is regulated or unregulated. This affects consumer protections, terms, and in some cases rates.
Regulated Together Bridging Loans
A Together bridging loan is regulated when the security property is (or will be) occupied by the borrower or a close family member as their main residence. Regulated bridging is governed by the Financial Conduct Authority (FCA) under the Mortgage Credit Directive, providing full consumer protections including the right to a Key Facts Illustration (KFI) and access to the Financial Ombudsman Service.
- Applies to homeowners buying a new property before selling their current home
- Applies to first-time buyers purchasing at auction with intention to reside
- Maximum LTV: 75%
- Full FCA consumer protections apply
Unregulated Together Bridging Loans
An unregulated bridging loan applies when the security property is a buy-to-let, investment, commercial or development property — in other words, where the borrower does not intend to live there. Unregulated loans offer greater structural flexibility but do not carry FCA consumer protections.
- Applies to buy-to-let purchases, auction investments, commercial acquisitions
- Applies to refurbishment projects intended for sale or rental
- Maximum LTV: 70%
- More flexible structuring options
- No FCA consumer protections (though Together's own responsible lending standards still apply)
Important: If you are unsure whether your bridging loan would be regulated or unregulated, always discuss this with an independent mortgage broker before proceeding. The regulatory status affects your rights and protections as a borrower.
Best Use Cases for Together Bridging Loans
Based on 12 years of arranging bridging finance, the most effective and common use cases for Together bridging loans fall into the following categories:
1. Chain Break Finance
When a property chain collapses — typically because your buyer withdraws — a Together bridging loan can step in to keep your onward purchase alive. You complete your purchase using the bridge, maintaining your position in the market, then repay the bridging loan when your original property eventually sells or when you arrange longer-term finance. This is one of the most emotionally and financially valuable uses of a bridging loan; without it, many buyers would lose their dream home entirely.
2. Property Auction Purchases
Auction properties must be completed within 28 days of the fall of the hammer. Standard mortgage applications take 6–12 weeks. Together's bridging facility can be arranged to meet this deadline, often with a Decision in Principle issued before auction day so you can bid with absolute confidence knowing your finance is in place.
3. Refurbish-to-Let / Refurbish-to-Sell
Many properties are classed as "unmortgageable" in their current state — no working kitchen, structural issues, uninhabitable condition. Together bridging loans are specifically designed for these scenarios. The bridge funds the purchase and renovation; once complete, the property is either sold for profit or refinanced onto a Together buy-to-let mortgage.
4. Capital Release for Business or Investment
If you own property with significant equity and need fast access to capital — for a business opportunity, to pay a tax bill, or to fund an investment — a Together second charge bridging loan can release those funds quickly without disturbing your existing first charge mortgage.
Exit Strategies: What Together Requires
A clearly defined and credible exit strategy is an absolute requirement for any Together bridging loan. Together's underwriters will assess the exit strategy as carefully as the security itself. Acceptable exits include:
- Sale of the security property — the most common exit; acceptable if there is genuine market evidence of sale value
- Sale of another property — downsizing or selling an investment property
- Refinance to a Together residential mortgage — Together can provide both the bridge and the exit mortgage
- Refinance to a Together buy-to-let mortgage — particularly common in refurbish-to-let strategies
- Business income or expected funds — considered on merit with evidence
- Inheritance or pension lump sum — with credible evidence of timeline and amount
How to Apply for a Together Bridging Loan
The Together bridging loan application process is straightforward but requires thorough preparation to achieve the fastest possible outcome:
- Step 1 – Enquiry: Submit an initial enquiry with basic details: loan amount, property type, purpose, approximate LTV, and exit strategy. A Decision in Principle can be issued within 24–48 hours.
- Step 2 – Documentation: Together will require identification documents, evidence of the property (details, title), and exit strategy documentation. For unregulated cases, income proof may not be required if the exit strategy is strong.
- Step 3 – Valuation: Together will instruct a RICS-qualified valuer to assess the property. For urgent cases, desktop or drive-by valuations may be available.
- Step 4 – Legal work: Together's solicitors and your solicitors exchange documentation. Using a Together-approved panel solicitor can significantly speed up this stage.
- Step 5 – Drawdown: Once all conditions are satisfied, funds are released to your solicitor. For straightforward cases, completion from initial enquiry can be achieved in as few as 5–7 business days.
Together Bridging Loan: Pros & Cons
Advantages
- Exceptional speed — DIPs in 24 hours, completions in under two weeks for straightforward cases
- Human underwriting — complex cases assessed on their merits, not rejected by algorithms
- Adverse credit considered — CCJs, defaults, missed payments not an automatic bar
- Wide property acceptance — uninhabitable, non-standard construction, mixed-use all considered
- One-stop lending — Together can provide bridge and long-term exit mortgage
- Flexible interest options — rolled up, deducted or monthly serviced
Considerations
- Rates are higher than standard mortgages — expected for short-term specialist finance
- Arrangement fees apply — typically 1–2% of the loan amount
- Property is at risk if you cannot repay or exit within the agreed term
- Not suitable as a long-term finance solution — always have a clear, credible exit
Bottom line: Together bridging loans are among the best products available in the UK market for speed, flexibility and criteria breadth. They are not the cheapest option available — but for borrowers who need a complex case handled quickly and professionally, the premium is nearly always justified.
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