Property deals fail when the finance does not match the plan. A buy-to-let mortgage may suit a stable rental investment. A bridging facility may be needed where an auction deadline, refurbishment, planning issue or chain delay prevents an ordinary mortgage from completing in time.
TMS Finance helps landlords, investors and developers present the asset, contribution, works, experience and exit route clearly to suitable banks and specialist property lenders.
Structure the finance around the property, the timescale and the exit
Choosing the right type of finance that matches your property strategy is essential.
Longer-term investment finance is usually secured against a property and repaid over several years. It includes buy-to-let mortgages, commercial mortgages and portfolio finance for properties intended to generate rental income.
Buy-to-Let Mortgage
A buy-to-let mortgage is longer-term finance used to purchase or refinance a residential property that will be rented to tenants. Lenders usually assess the rental income, property value, deposit, borrower profile, portfolio exposure and interest-cover calculations.
Commercial Mortgage
A commercial mortgage is longer-term finance used to purchase or refinance business premises, commercial investments or mixed-use properties. Lenders usually assess the property value, business or rental income, deposit, lease terms, borrower experience and repayment affordability.
HMO and Multi-Unit Finance
HMO and multi-unit finance is specialist longer-term funding for properties with multiple tenants or several self-contained units. Lenders usually assess the property layout, planning use, licensing position, rental income, valuation basis and landlord experience.
Portfolio Landlord Finance
Portfolio landlord finance is used to purchase or refinance property where the borrower already owns several rental properties. Lenders usually assess the complete portfolio, including property values, borrowing levels, rental cover, voids and existing commitments.
Let-to-Buy Finance
Let-to-buy finance allows a homeowner to retain and rent out their existing home while purchasing a new residential property. Lenders usually assess affordability, expected rental income, available equity, deposit and both mortgage commitments.
Refurb-to-Term Finance
Refurb-to-term finance combines short-term funding for a property purchase or refurbishment with a planned move to a longer-term mortgage. Lenders usually assess the works, costs, property value, expected rent and whether the completed property will meet term-lending criteria.
Short-term property and land finance is usually secured lending used to complete a purchase, carry out works or provide temporary funding before a sale or longer-term refinance. A clear and realistic exit strategy is essential.
Bridging Finance
Bridging finance is short-term funding used to complete a property purchase, release equity or refinance an existing facility. Lenders usually assess the property value, borrower contribution, timescale and the planned sale or refinance exit.
Auction Finance
A commercial mortgage is longer-term finance used to purchase or refinance business premises, commercial investments or mixed-use properties. Lenders usually assess the property value, business or rental income, deposit, lease terms, borrower experience and repayment affordability.
Refurbishment Bridge
A refurbishment bridge provides short-term funding to purchase and improve a property before it is sold or refinanced. Lenders usually assess the schedule of works, costs, borrower contribution, experience, current value, expected end value and contingency.
Land Purchase Finance
Land purchase finance is used to acquire development land with or without planning permission. Lenders usually assess the location, access, planning position, intended use, professional reports, borrower contribution and proposed exit strategy.
Development Exit and Equity Release
Development exit finance is used to refinance a completed or nearly completed development, repay the existing lender or release capital before every unit is sold. Lenders usually assess build completion, warranties, property values, sales evidence and the repayment strategy.
Expect to provide the purchase price, valuation, deposit, borrower experience, schedule of works, planning position, rental assessment or end value, and a credible exit. For bridging and development finance, the exit route is central: sale, refinance or another clearly evidenced source.
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Requirements vary by lender, but typically include:
Here are some of the main questions that we get asked.
Yes, many lenders consider limited-company or special-purpose-vehicle applications. The company structure, directors, property type and guarantees will be reviewed.
It depends on the property, borrower, valuation and product. Bridging, HMO, land and development cases may require a larger contribution than a standard buy-to-let mortgage.
Yes, subject to valuation, legal review, borrower contribution and lender approval. Start before bidding because auction deadlines do not allow time for avoidable gaps.
Some facilities fund acquisition and works, either upfront or in stages. The lender will review the schedule, costs, contingency, experience and end value.
Send us details of the Property you want to finance and we will tell you what information is needed and how to get the finance you need.
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