Why bridging loans and auctions go together
When you buy at auction, the fall of the gavel creates a legally binding contract. You pay a 10% deposit on the day and must complete the purchase within 28 days (20 working days). Fail to complete and you lose your deposit — typically £20,000-£100,000+ depending on the lot.
Conventional mortgages cannot move this quickly. Even the fastest high-street lenders take 4-6 weeks. Specialist bridging lenders, by contrast, routinely complete in 7-14 days, well within the auction deadline.
The key is preparation. You should not bid at auction hoping to arrange finance afterwards. The best approach is to get a Decision in Principle (DIP) from a bridging lender before the auction, based on the catalogue details and your financial position. This gives you confidence to bid knowing that finance is available.
Pre-auction preparation
Before the auction, instruct your broker to obtain DIPs from 2-3 bridging lenders. The DIP is not a binding offer — it's an indication that the lender is willing to lend on the property type and value, subject to valuation and legal due diligence.
Commission your own survey before bidding. The legal pack is available from the auction house before the sale — have your solicitor review it and flag any issues (restrictive covenants, short leases, chancel repair liability). Legal issues discovered after the auction can delay completion or kill the deal entirely.
Set your maximum bid based on a realistic assessment of the property's current value, your refurbishment/development costs, and the end value. Include all financing costs — bridging interest, arrangement fee, valuation, legal fees, and your exit costs — in this calculation. The worst auction purchases are ones where the buyer overbids because they got caught up in the room.
Costs and typical terms
Bridging loans for auction purchases typically carry rates of 0.55-0.85% per month, depending on the property type, LTV, and your experience. Maximum LTV is usually 70-75% of the purchase price, meaning you need the 10% auction deposit plus another 15-20% in equity.
Arrangement fees range from 1-2% of the loan amount. Add valuation fees (£500-£3,000 depending on property value), lender legal fees (£1,000-£2,500), and your own solicitor's fees. Total setup costs typically amount to 3-5% of the loan amount.
Interest is usually retained (deducted from the loan advance) or rolled up (added to the balance). Retained interest means you don't make monthly payments but the usable loan amount is reduced. Rolled-up interest means you receive the full loan but repay more at the end.
Exit strategy planning
Your exit strategy is the single most important element of an auction bridging loan. The lender will not advance funds unless you can demonstrate a clear, achievable exit within the loan term (typically 6-12 months).
Common exit strategies include: refinance onto a buy-to-let mortgage (if retaining as investment), sale of the property after refurbishment (if adding value), or development finance to fund a conversion or development (if the property has development potential).
If your exit is refinancing, ensure the end value supports the refinance amount. If your exit is sale, ensure comparable sales evidence supports your projected sale price. If your exit is development finance, have your development appraisal ready and ideally a DIP from a development lender.