The question “Are auction properties cheaper?” can be definitively answered with a YES.

For property investors seeking below-market-value deals, auction houses are a prime destination. Our review of recent national auction data revealed that in December 2023, residential properties were sold for an average of £168,152. This is more than £116,000 and 41% less than the UK average house price of £284,691.

Property investors should take note: the availability of residential properties at auction is on the rise. In 2023, there was a 19% increase in the number of residential lots offered compared to 2022, with 31,549 properties going under the hammer this year versus 26,559 last year.

Auctions present a prime opportunity for acquiring properties at significantly reduced prices compared to the market. Additionally, the rapid pace of auction transactions facilitates quick deals and the potential for substantial returns. Whether you’re an experienced investor or a first-time developer, auctions offer a chance to discover unique or undervalued properties ideal for renovation or rental.

Typically, auctions require a 10% deposit on the day of the sale, with the remaining balance due within 28 days. Buyers must be prepared to secure funds swiftly to complete their purchase. Auction finance options can help finalise transactions without risking the deposit or losing the property. Funding can be arranged quickly—up to £300k in 3 days, £750k in 7 days, and even up to £250m within 14 days.

Where can investors find the greatest discrepancies between auction prices and market value in the UK?

In December 2023, residential properties sold at auction were priced £116k below the market average. However, some regions offer even greater savings.

The East of England, including Cambridgeshire, Norfolk, and Suffolk, provides the most substantial opportunities, with auction properties there selling for £180k below market value. Other areas where auction prices are more than £100k below market value include the South East, South West, West Midlands, North West, East Midlands, Scotland, and Wales.

In contrast, London properties sold at auction are the closest to their market value, yet still average £70k below.

How a bridging loan can help

A bridging loan can be a powerful tool if you’re looking to buy a property at auction, especially if you need to act quickly or secure funding before selling an existing property. Here’s how it works and how it can help:

1. Quick Access to Funds: Auctions often require buyers to complete the purchase quickly, typically within 28 to 56 days. A bridging loan can provide the fast funding you need to secure the property.
2. Purchase Before Selling: If you need to buy a new property before selling your current one, a bridging loan can cover the gap. This is particularly useful if you’re buying a property at auction and don’t have the cash on hand from the sale of your current property yet.
3. Short-Term Financing: Bridging loans are designed for short-term use, making them ideal for auction purchases. They can be used to secure the property while you arrange longer-term financing, such as a mortgage, or while waiting for your existing property to sell.
4. Flexibility: Bridging loans can be more flexible in terms of qualifying criteria compared to traditional loans. They are often based on the value of the property being purchased or other assets rather than your credit score alone.
5. Competitive Edge: Having a bridging loan in place can give you a competitive advantage at auction. Sellers and auction houses often prefer buyers who can complete the transaction quickly, and having bridging finance arranged can demonstrate that you’re a serious buyer.
6. Cover Auction Deposits: Auctions typically require a deposit on the day of the auction, with the balance due within a short timeframe. A bridging loan can help cover this deposit and the balance due, ensuring you can complete the purchase.

First of all, what is a bridging loan?

A bridging loan is a short-term financing option designed to provide temporary funds to cover a gap between the sale of an existing property and the purchase of a new one. These loans are often used in real estate transactions to “bridge” the financial gap when there is a timing mismatch. They can also be utilized for property renovations or development projects, providing necessary liquidity until long-term financing is secured.

How Does a Bridging Loan Work?

Bridging loans typically have a term ranging from a few weeks to a few months, but they can extend up to two years. The loan is usually secured against property assets, either the one being sold or the one being purchased, and is repaid once the property sale or refinancing is completed. Interest rates on bridging loans are higher than conventional mortgages due to their short-term nature and higher risk.

Key Considerations When Deciding to Use a Bridging Loan

1. Speed of Access: Bridging loans can be arranged quickly, often within a week, making them ideal for situations where fast financing is crucial.
2. Flexibility: They offer flexible lending criteria compared to traditional loans, which can be beneficial if you have non-standard income sources or poor credit history.
3. High Costs: Interest rates and fees for bridging loans are higher than standard mortgages. It’s essential to weigh these costs against the benefits of quick access to funds.
4. Security: Bridging loans are secured loans, meaning they require collateral. If you default, you risk losing the asset used as security.
5. Exit Strategy: Having a clear and viable exit strategy is critical. This could be the sale of a property, securing a long-term mortgage, or other means of repayment.

Does a Bridging Loan Affect Mortgage Application?

The use of a bridging loan can indeed impact your mortgage application in several ways:

1. Debt-to-Income Ratio: Lenders assess your ability to manage debt based on your debt-to-income (DTI) ratio. A bridging loan adds to your liabilities, potentially affecting your eligibility for a mortgage.
2. Credit Report: Applying for a bridging loan involves a credit check, which is recorded on your credit report. Multiple credit inquiries in a short period can lower your credit score, influencing mortgage lenders’ decisions.
3. Financial Stability: Mortgage lenders look for signs of financial stability. If you have a large bridging loan, it may raise concerns about your overall financial health.
4. Property Valuation: The property being used as collateral for the bridging loan might be valued differently by mortgage lenders, particularly if it’s under development or renovation.

Tips for Managing the Impact on Your Mortgage Application

1. Consult a Financial Advisor: Before taking out a bridging loan, discuss your plans with a financial advisor who can provide guidance on managing your overall debt and its impact on your mortgage application.
2. Transparent Communication: When applying for a mortgage, be upfront with lenders about your bridging loan. Transparency can help in negotiating terms that accommodate your financial situation.
3. Improve Credit Health: Maintain a strong credit score by managing your finances prudently. Avoid additional credit inquiries and pay off existing debts where possible.
4. Plan Your Exit Strategy: Ensure your exit strategy for the bridging loan is realistic and aligns with your mortgage plans. A solid plan will reassure lenders of your ability to repay both the bridging loan and the mortgage.

Conclusion

Bridging loans can be a useful financial tool for bridging gaps in real estate transactions or funding urgent projects. However, they come with higher costs and risks that can affect your mortgage application. By understanding the implications, planning your finances carefully, and seeking professional advice, you can navigate the complexities of bridging loans and make informed decisions that support your property goals.

Navigating the investment landscape can be a daunting task, especially when faced with uncertain markets and fluctuating economic conditions. For investors looking for short-term financial solutions, bridging loans can be a viable option. This blog post delves into what bridging loans are, how they work, and why they might be the right choice for investors who need flexibility and swift financial support.

What is a bridging loan?

A bridging loan is a short-term financing option designed to bridge the gap between the need for immediate cash flow and the availability of long-term funding. These loans are typically used to cover the interim period between the purchase of a new property and the sale of an existing one, but their use has expanded to include various investment opportunities and financial needs.

Key features of bridging loans:

1. Short-Term Duration: Bridging loans usually have a term of 1 to 18 months, making them ideal for temporary financial needs.
2. Fast Approval and Funding: Unlike traditional loans, which can take weeks or even months to process, bridging loans can be approved and funded within days.
3. Flexible Use: The funds from bridging loans can be used for various purposes, including property purchases, business investments, and covering short-term cash flow issues.
4. Secured Loan: Bridging loans are typically secured against property or other significant assets, which can make them more accessible for those with substantial equity.

How bridging loans work

Bridging loans work by providing immediate cash flow to the borrower, which is then repaid once the long-term financing or the sale of the property is secured. Here’s a step-by-step overview:

1. Application: Investors apply for a bridging loan by providing details of the asset being used as security and the intended use of the funds.
2. Valuation and Approval: The lender assesses the value of the asset and the borrower’s ability to repay the loan. Approval can often be granted quickly.
3. Funding: Once approved, funds are released to the borrower, typically within a few days.
4. Repayment: The loan is repaid in full, usually with a lump sum, either through the sale of an asset or securing long-term financing or other means.

Why bridging loans are attractive to uncertain investors

1. Speed and Efficiency: In volatile markets, opportunities can arise quickly. Bridging loans offer a fast and efficient way to secure funding without the lengthy approval process associated with traditional loans.
2. Flexibility: The flexible nature of bridging loans allows investors to use the funds for various purposes, from purchasing investment properties to addressing short-term financial needs.
3. Risk Management: For investors who are uncertain about the market’s direction, bridging loans provide a way to act quickly and take advantage of opportunities without committing to long-term debt.
4. Leveraging Assets: By using existing assets as security, investors can unlock capital that might otherwise be tied up, enabling them to make strategic investments or cover urgent financial obligations.

Considerations and risks

While bridging loans offer numerous benefits, it’s important for investors to be aware of potential risks and considerations:

1. Higher Interest Rates: Bridging loans interest rates are typically higher compared to traditional loans, reflecting the short-term nature and quick access to funds.
2. Repayment Pressure: Given the short-term duration, investors need to have a clear repayment strategy to avoid financial strain.
3. Fees and Costs: There can be additional fees associated with bridging loans, such as arrangement fees, valuation fees, and legal costs. It’s essential to factor these into the overall cost.

Conclusion

For uncertain investors, bridging loans can be an invaluable tool, providing the speed, flexibility, and immediate cash flow needed to navigate a volatile market. By understanding how these loans work and considering both the benefits and risks, investors can make informed decisions that align with their financial goals and investment strategies.

If you’re considering a bridging loan, it’s crucial to work with a reputable lender and seek professional advice to ensure it’s the right fit for your needs. With the right approach, bridging loans can bridge the gap between opportunity and success in uncertain times.

According to a survey published by Interpath and the Bridging & Development Lenders Association (BDLA) UK, brokers and lenders in the bridging finance sector expect market expansion but warn of increased loan completion delays.

A significant 62% of participants predict that yearly origination volumes will increase, with 92% believing that institutional funding will remain stable or increase over the next year.

There is also an agreement that average monthly loan interest rates would fall, with 62% of respondents citing this as a key market driver.

However, there is some concern, since 51% of respondents indicate that the average time to finalise a loan is increasing, owing to a slow legal process that causes delays.

The study also shows a negative prognosis for property recoveries, with 92% expecting foreclosure levels to remain the same or increase.

Furthermore, 51% of respondents reported that the average monthly interest rate for loans in the previous year was within 1.00% and 1.25%, and 8% reported rates greater than 1.25%.

The most prevalent loan-to-value (LTV) ratio ranged from 65% to 70%, followed by 60% to 65%. The typical size of a loan has climbed from £300k–£400k to more than £600k.

57% of respondents chose nine to twelve months as the usual loan period, indicating the market’s short-term nature.

Refurbishment was the most common reason for receiving a bridging loan, with downsizing coming in last.

The survey respondents indicated the most significant problems for their firm during the next 12 months. An increase in competition was the main obstacle, as reported by 60% of the respondents. This was followed by a reduction in property sales volumes and time to sell, with falling property values coming in third.

Nick Parkhouse, managing director and head of financial services deal advisory at Interpath, states:

As the general election approaches, we want to show you how short-term finance can give landlords more flexibility than standard BTL mortgages.

Although it’s a stretch to say the nation is experiencing ‘election fever,’ it’s undeniably the headline story currently, and not just on the political front.

The announcement of a general election has a clear impact on the mortgage market. Some potential buyers will undoubtedly pause their plans, preferring to wait and see the outcome and how it might affect their purchasing decisions.

Pricing is influenced as well. The Bank of England is highly unlikely to lower rates during an election campaign, regardless of the conditions, due to potential political ramifications.

This scenario poses challenges for landlords and property investors. Those dealing with buy-to-let mortgages have noticed a significant increase in costs when refinancing their existing loans.

Adopting a flexible strategy

Recently, many investors have chosen to utilise flexible short-term financing as an alternative approach.

The interest rates for bridging loans are comparable to those of traditional buy-to-let (BTL) mortgages, but they offer significantly more flexibility.

For instance, an investor might be planning to reorganise their portfolio by selling properties that aren’t generating satisfactory yields. According to the National Residential Landlords Association, approximately one-third of investors are considering reducing their portfolios, even though tenant demand remains strong.

Selling properties under a standard BTL mortgage can result in substantial exit fees, diminishing the profits from the sale.

However, if investors use bridging loans instead, they can sell their properties whenever they choose without incurring any exit fees.

Leveraging flexibility in financing

Investors greatly benefit from the flexibility that short-term financing provides when transitioning to long-term financing options. Whether the Bank of England reduces the base rate in the near future or further down the line, investors using bridging finance can seamlessly switch to more competitive BTL products when it’s financially advantageous, without the burden of exit fees.

Contrast this with the scenario where a landlord commits to a long-term BTL mortgage now, only to face significant refinancing costs 12–18 months later if rates drop and the advantages of bridging loans become clear.

The need for lender flexibility

This strategy is appealing to many refinancing investors, offering them enhanced control and flexibility. However, this flexibility must also be reflected by the lenders. Predicting rate changes is challenging, and while it appears likely that the base rate will decrease sometime in 2024—possibly by late summer—recent history has shown that such predictions can be unreliable.

An investor might plan to refinance into a BTL deal within a year, but unforeseen circumstances might necessitate a longer holding period. Many lenders limit their terms to 18 months, which can be restrictive. Feedback from brokers and clients indicates that the 24-month term offered by Tuscan is particularly appreciated. While most investors do not anticipate needing the loan for that long, they value the extended period as a cushion to wait for more favourable rates.

Investors prefer not to face the hassle of obtaining another bridging loan if BTL rates haven’t decreased as expected after a year.

Choosing knowledgeable lenders

This underscores the importance of working with lenders who truly understand the market and the needs of landlords. This expertise doesn’t happen by accident; it stems from extensive experience in the sector and close collaboration with brokers and their clients, leading to a deeper understanding of the most effective products and processes.

As 2024 progresses, bridging finance is likely to become even more attractive as a means to wait out high BTL rates. Brokers should focus on identifying lenders that offer the long-term flexibility their clients need.

Landlords thinking about refinancing right now face a challenging scenario, as current interest rates on buy-to-let (BTL) products are not particularly attractive to many property investors.

Despite Moneyfacts data indicating that average BTL rates have decreased compared to the beginning of the year and the same time last year, they are still significantly higher than the historically low rates seen in recent years.

The prospect of locking in these rates becomes even less appealing when considering the potential for rates to drop in the coming months. In our opinion, this situation underscores the importance of brokers placing greater emphasis on bridging loans and short-term finance options.

What the future may hold

While predicting mortgage rates with certainty is impossible, the outlook for buy-to-let (BTL) products becoming more competitively priced is promising. Inflation is gradually decreasing, albeit slower than desired, but it is moving in the right direction. Consequently, there is an expectation for a base rate cut in the near future, likely not in June during the general election campaign but possibly in August or September.

As we approach this potential shift, swap rates are anticipated to decline, which should lead to more attractive long-term pricing for landlords and investors. The main challenge is determining the best course of action in the interim.

Bridging loans offer competitive pricing and flexibility compared to traditional BTL

Bridging loans have long been valued by investors needing to act swiftly on purchases, but they are especially advantageous in today’s market conditions.

Currently, the pricing of bridging loans is comparable to traditional buy-to-let (BTL) deals, yet they provide significantly more flexibility. Landlords are not locked into long-term agreements or pressured to adjust rents to meet Interest Coverage Ratio (ICR) tests. Instead, they can utilise a bridging loan for up to a year, with the option to refinance into standard BTL products when more favourable rates are available.

Moreover, this approach allows landlords to restructure their portfolios without incurring additional charges. They can sell underperforming assets while on a bridging loan without facing exit fees, a common issue with regular BTL products.

Recently, many investors have been leveraging bridging loans in this manner. This trend underscores the necessity for brokers to have a comprehensive array of financing options available for their investor clients, ensuring they can support any planned endeavours with suitable financial solutions.

Additionally, bridging lenders should consistently emphasise the versatility of these products, helping brokers fully understand how they can best meet their clients’ needs.

Recent findings from Bridging Trends indicate that contributor gross bridging lending hit £196.2 million in the first quarter of 2024, underscoring the increasing appetite for additional business funding among entrepreneurs.

Quarter 1 2024 key points:

• Gross Contributor Lending: A 0.4% increase
• Business Financing Demand: Doubled from previous periods
• Second Charge Bridging Loans: Achieved a three-year peak
• Regulated Bridging Deals: Rose to pandemic-era levels

The reported bridging loan transactions for quarter 1 2024 held steady at £196.2 million, a continuation of the momentum seen in quarter 4 2023’s £195.5 million.

Trends in bridging finance utilisation: Quarter 1 2024 Overview

During quarter 1 2024, the primary use of bridging finance was for acquiring investment properties, representing 21% of the total loans, slightly down from 24% in quarter 4 2023. Notably, business funding demand saw a significant rise, almost doubling from 8% in quarter 4 2023 to 15% in quarter 1 2024, its highest point since quarter 4 2021. This surge is likely a result of business owners pursuing stability and growth opportunities.

Preventing chain breaks was the second most common reason for securing bridging finance in quarter 1, with its share increasing to 19% from 16% in the prior quarter.

Increasing bridging loan demand due to home purchase delays

With prolonged home purchase processes and the risk of chain breaks, more homeowners are opting for bridging loans to secure their desired properties. This led to regulated bridging loans comprising 51% of all bridging loans in quarter 1 2024, up from 44.2% in Quarter 4 2023, the highest since Quarter 3 2020’s 53%.

Data from Knowledge Bank shows that regulated bridging was the top search criterion for UK bridging loan brokers in quarter 1. This increased preference for regulated bridging likely contributed to the decrease in the average monthly interest rate from 0.91% in quarter 4 2023 to 0.89% in quarter 1 2024.

There was also a notable rise in borrowers using bridging finance to leverage equity in their assets. The demand for second charge bridging climbed to a three-year high of 21.3% in quarter 1, up from 11.6% in quarter 4 2023 and nearing quarter 1 2021’s 22.2%.

The average loan-to-value (LTV) ratio edged up to 60% in quarter 1, from 59.3% in quarter 4 2023. The average time to complete a bridging loan remained at 58 days, and the average loan term has been steady at 12 months for ten consecutive quarters.

For more details, check out the Bridging Trends from quarter 1 in 2024 infographic at www.bridgingtrends.com.