Bridging Finance: A Simple Step-by-Step Guide (From Application to Funds Released)

Bridging finance is built for speed. But it only stays fast when you (the borrower) move quickly on a few key tasks. This guide explains what happens from application to disbursement, typical timelines, what you need to do at each step, and the most common mistakes that delay completion.

Typical timeline

Most loans close in 3-4 months. This timeframe is dictated by solicitors, rather than us. We can complete our tasks in 7–21 days depending on the property, title complexity, and how quickly documents are provided. However, the legal process can drag this (and we have no control over it) to many more weeks and months. For us, valuations can be the longest lead item: if they’re not instructed immediately, availability and access can push things back by 1–2+ weeks.

Step 1 — Application (Day 0–1)

What happens

• You submit your application and basic deal details (here).
• We assess whether the deal fits (property, exit strategy, loan size, timeline).

What you need to do

• Provide accurate details upfront:
• property address
• purchase price and completion deadline (especially if auction)
• your exit plan (sale or refinance)
• your experience (if any)
• assets, income, liabilities.

Mistakes to avoid

• Vague exit strategies (“I’ll refinance somehow”).
• You provide incomplete answers.
• Underestimating timelines (especially where a valuation is required).

Step 2 — Pre-Credit Terms & Fees (Day 1)

What happens

• If the deal stacks up, we issue Pre-Credit Terms outlining the key terms (e.g. interest rates, fees) and requirements.
• You sign to confirm you wish to proceed.
• You pay the legal fee (and valuation fee if applicable) so work can start immediately.

What you need to do

• Sign promptly.
• Pay fees promptly.
• Confirm your preferred solicitor immediately. Choose a solicitor from our panel for increased efficiency (see list here).
• Confirm a valuer, pay their fees and schedule an appointment.

Mistakes to avoid

• Waiting “a few days” to proceed. In bridging, “a few days” often becomes “a few weeks.”

Step 3 — Instruct Solicitors (Day 1–3)

What happens

• Solicitors are instructed and begin title checks.
• We send key documents early (mortgage deed and any guarantee/ILA requirements). You need to sign these documents in front of a witness (in person) and an ILA solicitor (usually different from your main solicitor).

What you need to do

• Instruct your solicitor the same day you sign the Pre-Credit Terms.
• Upload documents quickly on our online platform (ID, proof of address, company docs if relevant).
• Arrange independent legal advice (ILA) early. This usually takes a week.

Mistakes to avoid

• Choosing a solicitor who can’t meet your completion deadline.
• Delaying ID/AML documents (“I’ll do it later”).

Step 4 — Instruct the Valuation (Day 1–3) and Get Access (Day 1–7)

What happens

• We instruct a valuer to confirm:
• current value
• and, where relevant, the GDV (value after works)
• The valuer needs access, and diaries can book out two weeks ahead.

What you need to do

• Treat valuation as urgent:
• confirm who will provide access (agent/owner/tenant)
• share contact details immediately
• provide a clear works plan and budget if renovating

Mistakes to avoid

• Waiting to instruct the valuation. This is one of the most common causes of delay: if you wait, the earliest inspection slot can easily move out 1–2+ weeks, and nothing else can complete without the valuation.
• Slow access arrangements (especially with tenants).

Step 5 — Legal Work & Final Checks (Day 3–14)

What happens

• Solicitors confirm title position and satisfy lender requirements.
• We complete AML/identity and source-of-funds checks.
• Insurance requirements are confirmed (before funds can be released).

What you need to do

• Respond quickly to solicitor questions.
• Provide source of funds evidence for deposit and fees.
• Arrange insurance quickly (remember to note the interest of Integer Investments Europe Ltd on the policy).

Mistakes to avoid

• Last-minute insurance.
• Unclear source of funds (this can stop a deal until resolved).

Step 6 — Signing & Completion (Day 7–21)

What happens

• You sign final loan documents.
• Solicitors confirm all conditions are satisfied.
• Funds are released (usually to your solicitor’s client account).

What you need to do

• Sign correctly and follow witness requirements.
• If ILA is required, ensure the certificate is completed and returned in time.
• These steps can be done in advance to avoid last second delays. We prefer to sign them as soon as possible.

Mistakes to avoid

• Incorrect witnessing (very common and very disruptive).
• Trying to compress everything into the final 24 hours.

Quick Checklist: What You Should Do Immediately

✅ Instruct your solicitor same day
✅ Instruct valuation same day and arrange access immediately
✅ Upload all documents on our online platform
✅ Book ILA and line up a witness early
✅ Arrange insurance
✅ Sign your mortgage documents

Why Deals Get Delayed (Top 6 Reasons)

1. Valuation not instructed immediately (can add 1–2+ weeks)
2. Solicitor not instructed quickly
3. Valuation access delayed
4. Missing AML / source-of-funds documents
5. Incorrect witnessing or missing ILA
6. Slow responses (days between replies instead of hours)
7. Mortgage documents signed last second

Summary

Bridging finance rewards preparation. If you treat the process like a checklist — and prioritise solicitor instruction, ILA and valuation instruction from day one — completion can be smooth and fast, even on tight timelines like auctions. We can release funds in as little as 24 hours if you are prepared.