Specialist Finance Services – PK Mortgages & Properties
Expert Specialist Finance Broker & Adviser
At PK Mortgages & Properties, we are a trusted UK-based specialist finance broker providing tailored financial solutions to property developers, landlords, investors, and business owners nationwide. Our expert team offers specialist mortgage broker advice to help secure the right funding quickly and hassle-free. As an independent, FCA-regulated specialist broker, we access the whole market, including private lenders, challenger banks, and mainstream lenders. We understand that standard lending doesn’t suit everyone, so we specialise in flexible, bespoke finance — perfect for complex income, adverse credit, or unique project needs. Whether you need bridging finance, development finance, second charge loans, or commercial lending, our advisers guide you every step of the way.
Our Specialist Finance Services Include
Bridging Finance
Fast, short-term loans perfect for property refurbishment, auction purchases, chain breaks, or urgent funding needs. As a trusted bridging finance broker, we deliver quick solutions with minimal hassle.
Auction Finance
Tailored finance designed to meet strict auction deadlines. Our bridging finance advisors ensure funds are secured on time, so you never miss a property investment opportunity.
Development Finance
As an experienced development finance broker, we offer bespoke funding for ground-up developments, conversions, and major renovation projects. Our development finance advisors work closely with you to structure deals that fit your needs.
Commercial Lending
Flexible business finance for purchasing, refinancing, or expanding commercial properties.
How Our Mortgage Process Works
Discuss your needs with an expert financial adviser.
Our specialist brokers source the best options across the market.
Fast approvals to move forward confidently.
We handle all paperwork, legalities, and lender communications.
Seamless release of funds with ongoing support.
We’re with you until you get the keys — and beyond.
Independent Specialist Finance Broker – We offer full market access, comparing deals from mainstream lenders, private banks, and specialist lenders to secure the most competitive rates for you.
Fast & Flexible Finance Solutions – Whether it’s bridging finance, auction finance, or development finance, we deliver quick decisions and tailored solutions to meet tight deadlines.
Expert Specialist Mortgage Broker Advice – Our experienced financial advisers provide honest, transparent guidance to help you navigate complex financial needs with confidence.
FCA Regulated & Trusted – As a fully FCA-authorised firm, we operate with complete transparency, professionalism, and integrity.
Hassle-Free, End-to-End Service – From your initial enquiry through to funding completion, we manage the entire process, making it smooth, simple, and stress-free.
Frequently Asked Questions for Bridging Loans
What are first-charge and second charge bridging loans?
Whichever bridging loan you agree to, the lender will put a ‘charge’ on your property. This means they will be able to take repayments from the property sale if you fail to repay the loan.
First charge bridging loan: bridging loan lender uses this when you do not have other loans secured on your property, such as a mortgage. It means that the lender will get their money first if you cannot repay your loan.
Second charge bridging loan: This is used when you already have a loan or mortgage against your home. This means that if you fail to repay the loan and your home is sold to cover this shortfall, the bridging loan lender can only take repayment after the mortgage provider has recovered its costs.
Second-charge loans cost you more than first-charge loans as the second lender might not get their money back if you fail to keep up with the repayments.
It is important to note that your mortgage provider needs to consent to a second-charge loan.
What can I use a bridging mortgage or loan for?
Bridging loans can be used for a variety of reasons.
Renovations: If you are purchasing a property that is not suitable for a mortgage (due to its condition) but are funding a renovation, a bridging finance loan can transform a non-viable purchase into an opportunity.
Buying a property at auction: Typically, a buyer must complete within 28 days of an auction purchase. This might be challenging with a standard mortgage, especially if the property needs work. Bridging finance on a property gives you the money quickly.
Fixing a broken property chain after a sale falls through : A bridging loan can fix a broken chain as you will not need to rely on the sale of your home to complete on your new property.
Investing in a buy-to-let:A bridging loan lets you act as a ‘cash buyer’ or buy a property ready to ‘flip’ for a profit.
Can businesses use bridging loans?
Businesses can use commercial bridging finance loans for virtually anything. However, as these loans have high interest rates and are only designed for short-term financing, they are usually used for large purchases like property. For example, if you are a property developer, you might use a bridge loan to buy land quickly.
How does a bridge loan work?
“Bridging loans are secured loans, so they work in the same way other secured loans do. The amount you can borrow depends on how much your security is worth (i.e., the value of your home).
Bridging loans can last anywhere from a month to three years, but most bridging lenders will not let you borrow money for longer than 18 months. If you need longer than this to pay back the capital, you might want to consider other forms of finance such as a long-term personal loan.
As with all loans, you are charged monthly interest. You will need to pay this each month or as a lump sum at the end of the loan.
It is worth remembering that the longer you have your loan, the more interest you will need to pay, so it is better to repay the loan before the term ends to save money.”
How much can I borrow with a bridging loan?
The amount you can borrow with a bridging loan depends on your current financial situation and your credit history. You can usually borrow up to 80% loan to value (LTV) of the property you are buying. You can normally borrow more for a first-charge loan than a second.
How much does a bridging loan cost?
Bridging loans often work out more expensive than other types of loans. Open bridge loans are the most expensive.
Bridging finance rates vary by provider but will range anywhere from 0.5% to 2%. Although this sounds like a low interest rate, it is important to remember that these bridging finance interest rates are charged monthly. This means that the difference between a 0.5% interest rate and a 2% interest rate can be significant. You will also need to pay additional fees such as:
Arrangement fees
Legal fees
Valuation fees
Exit fees (for early repayment)
Administration fees
Frequently Asked Questions for Development Finance
What is development finance?
Development finance is a type of financing used to fund property development projects, including residential housing and commercial buildings. It’s sometimes also referred to as property development mortgages or developer loans. It typically consists of short-to-medium-term secured loans with high interest rates and a drawdown facility.
What can property development finance be used for?
Development finance is a bespoke solution, so how you use the funds will depend entirely on the nature of your project. Common uses include:
- Land acquisition
- Construction costs
- Conversion of existing buildings
- Renovation or refurbishment of existing properties
- Infrastructure costs
- Marketing and selling costs
- Professional fees
- Working capital to cover costs during development
How does property development finance work?
The way development finance works is different from other types of loans in a few key ways.
Approaching lenders
Traditional banks typically view development finance as a high-risk, specialised form of finance, so it’s better sourced from a specialist provider.
It’s best to enlist the help of experienced brokers when approaching specialist lenders. They will usually only initially speak with brokers as intermediaries. Brokers can also help you put your best foot forward, streamline the application process and secure more favourable terms.
Receiving funding
After the initial release, the lender releases the funds in phases, typically corresponding to key stages of the development process. This prevents you from paying interest on funds you can’t spend yet and gives you the flexibility to keep your costs down as your project unfolds, while also allowing the lender to monitor the progress of your project.
Frequently Asked Questions for Auction Finance
- When purchasing a property at auction, you often have to complete the sale within 28 to 56 days. On the fall of the auctioneer’s gavel, you are exchanging contracts which are legally binding. You are also required to put down a non-refundable deposit immediately. If buyers are unable to complete the purchase there can be steep penalties, legal action and the risk of compensating out-of-pocket sellers. As time is critical, auction finance can be an ideal way to secure the purchase until a more permanent form of finances such as a mortgage can be arranged.
Frequently Asked Questions for Second Charge Loan
Why do people take second charge loans?
Home Improvements
If you’re thinking about renovating your property or adding an extension, a second charge loan can give you the funds you need for bigger projects. These improvements could potentially increase your property’s value, making it a long-term investment. Many homeowners use this type of loan to update kitchens, bathrooms, or add extra living space like loft conversions or home offices.
Debt Consolidation
A second charge loan can be used to combine multiple high-interest debts, like credit cards or personal loans, into a single loan with a lower interest rate. This could help reduce your monthly repayments and make managing your debt easier. It also gives you a more structured way to pay off what you owe over time.
Education Costs
If you’ve got large university tuition fees or private school bills, a second charge loan can help spread the cost. This can be especially helpful if these fees come all at once, making it easier to pay for your or your children’s education without affecting day-to-day finances.
Business Investments
You might be considering starting a new business, expanding an existing one, or covering day-to-day business costs. A second charge loan can provide capital for these investments without needing to apply for a business loan, which can sometimes be harder to secure.
Large Purchases
Whether you’re looking to buy a new car, a holiday home, or finance another significant purchase, a second charge loan can offer the funds you need upfront. Spreading the cost of large purchases over the loan term could make it more affordable than paying all at once, especially if you’re unable to use a typical loan or credit arrangement.
Tax Bills
If you’re hit with an unexpected tax bill, such as a large income tax payment or inheritance tax, a second charge loan could help cover the cost. This can be useful if you don’t have immediate access to cash but need to pay off the bill quickly to avoid further penalties or interest from tax authorities.
Key Features of Second Charge Loans
Security
The loan is secured against the equity in your property, which means your home is used as collateral. This loan is considered a “second charge,” so if you already have a mortgage, the lender of this second loan will rank behind your first mortgage lender. If your property is sold, the first mortgage is paid off first, followed by this second loan.
Interest Rates
Interest rates for second-charge loans are generally higher than those for first-charge mortgages. This is because the lender faces more risk. If you default and the property is sold, the first mortgage must be cleared first, meaning the second lender has less security and could get back less of what they are owed.
Loan Amounts
The amount you can borrow varies widely, depending on the equity you have in your property. Equity is the difference between the value of your property and what you owe on your mortgage. Lenders usually only allow you to borrow a percentage of this equity, so the higher the equity, the larger the potential loan.
Term Length
The length of a second-charge loan can range from just a few years to several decades, depending on the lender and the agreement. Shorter terms mean higher monthly repayments, while longer terms can make the monthly payments lower but could mean paying more interest over time.
Priority in Default
If you default on repayments and your property is sold, the money from the sale will first go towards paying off your first mortgage. Only after that is paid will the second-charge lender receive their payment. This is why second-charge loans are considered riskier for lenders.
Repayment Structure
Repayment options for second-charge loans can vary. Some lenders offer interest-only payments, where you only pay the interest each month and the full loan balance is repaid at the end of the term. Others offer plans where you pay off both the loan amount and interest over time, so by the end of the term, the loan is fully repaid.
Why Use a Second Charge Loan?
Retain Existing Mortgage Terms
If your current mortgage has a low interest rate, or if you would face high penalties for early repayment, a second charge loan allows you to borrow more money without having to change your first mortgage. This can be useful if you’ve locked in a good deal on your first mortgage and don’t want to risk losing those favourable terms by remortgaging.
Insufficient Further Advance
Sometimes your existing mortgage lender may not be able to offer you enough money through a further advance on your current mortgage. In this case, a second charge loan can bridge the gap, giving you the extra funds you need while keeping your primary mortgage unchanged.
Higher Loan Amounts
Since second charge loans are secured against your property, they often allow you to borrow more than you could with an unsecured personal loan. This can be helpful if you need a significant amount of money for things like home renovations, debt consolidation, or large purchases, and a personal loan wouldn’t provide enough funding.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Mr. Pardeep Kumar is a Mortgage & Protection Adviser with Match Mortgages Limited.
Registered office: Beechwood Cottage, Beechwood Lane, Wendover, Buckinghamshire, England, HP22 5QL.
Registered in England and Wales under number 14279332.
Match Mortgages Limited is regulated and authorised by the Financial Conduct Authority under number 983246 in respect of mortgage, insurance and consumer credit mediation activities only.
The information contained within this website is subject to the UK regulatory regime and is therefore primarily targeted at consumers based within the UK.