Critical path

A bridge completes at the speed of its slowest dependency.

This deeper section turns “legal and valuation delays” into a practical critical path, with early-warning signs and controls for each dependency.

01

Case structure

Purpose, borrower contribution, security, charge position and repayment route must be coherent before speed is meaningful.

02

Valuation

Access, comparable evidence, condition, planning and special assumptions can create follow-up work.

03

Legal review

Title, searches, enquiries, corporate authority, source of funds and existing charges create the main dependency chain.

04

Completion

Conditions, insurance, signed documents and funds flow must all align on the same day.

Delay pointEarly warningWhat reduces delay
Valuation accessTenant, agent or vendor has not confirmed access.Book access when terms are accepted, not after legal work starts.
Title or charge issueExisting lender consent, restriction or missing document.Provide title documents and current lender details at the outset.
Exit not evidencedRefinance is described as an intention rather than an active, affordable route.Supply broker/lender correspondence, affordability evidence and contingency time.
Borrower contributionDeposit, fees or works funding cannot be reconciled.Show source of funds and a complete costs schedule early.
Last-minute changesPurchase price, borrowing entity or works plan changes after underwriting.Freeze the structure before documents are issued or accept that review restarts.

Calculate the cost of slippage

Extra interest = gross loan × monthly rate × additional monthsAdditional total cost = extra interest + duplicated valuation/legal/extension costs

Do not call a bridge “fast” without quantifying what a one-week or one-month delay does to the exit and total cost.

Completion pack

  • Valuation access contact and property schedule
  • Title, existing lending and charge details
  • Borrower contribution and full costs statement
  • Planning, lease and works information where relevant
  • Primary exit evidence plus a credible contingency
Property exit-route checklistValuation guide
Lending judgement

What slows down bridging completion.

Speed is earned before completion. A bridge slows down when title, valuation, legal response or exit evidence is weak.

Discuss your case →Pricing and decisions
Operator notes

What serious borrowers should fix first.

Use this before applying. If the weak point is obvious, solve it before asking for terms.

Judgement point

The exit is vague

A sale or refinance route should be specific enough to underwrite, not a hopeful statement.

Judgement point

The title or valuation raises questions

Legal defects, access issues, planning uncertainty or stale valuation evidence slow the file.

Judgement point

The LTV leaves no margin

If the facility only works at an optimistic value, the deal is fragile before it starts.

Next step

Bring evidence, not optimism.

Start an application →Funding scenarios
Practical context

Most delays are visible before the solicitor starts.

Bridging is described as fast, but speed depends on readiness. Title defects, unclear ownership, missing planning information, valuation access, company authorities, existing charges and an unsupported exit can stop a case regardless of how urgent the deadline is.

The fastest route is to surface those issues at the first conversation and run valuation, legal work, source-of-funds checks and exit evidence in parallel where appropriate. Compressing the calendar does not remove due diligence; it makes accurate information and decisive responses more important.

  • Confirm the borrowing entity, ownership and charge position.
  • Make the property available for valuation immediately.
  • Evidence the exit with more than an intention to refinance or sell.
Decision framework

Use the comparison to make a funding decision.

Most delays are visible before the deadline if each dependency is owned.

01

Valuation

Access, comparable evidence, condition and report queries can delay the credit decision.

02

Legal

Title defects, searches, existing charges and incomplete replies can stop completion.

03

Exit and funds

Weak refinance evidence, unexplained deposit sources or insufficient net proceeds create late-stage problems.

Examples are educational; eligibility, pricing, security and terms depend on formal assessment.
Check eligibility →How decisions are made
Lender view

A practical note before the checklist.

BL
Bjorn Laku: commercial judgement

Bridging delays usually come from unclear security, weak exit evidence or legal details that should have been surfaced before the deadline became urgent.