Refinance Commercial

Unlock Equity Without Disturbing Your First Charge

Second Charge Bridging

A second charge sits behind your existing mortgage or loan, letting you raise additional capital without refinancing your entire facility. No need to redeem your first charge, no early repayment penalties on your existing deal, no waiting for a full remortgage. We arrange second charge bridging from lenders who specialise in these structures — with decisions in hours and completion in days.

Today’s rates and costs 158 lenders active in the market Every fee in writing before you commit
Discuss your deal Always confidential. No obligation.

£200k–£100m+

Loan Size

12 to 24 months

Typical Term

some lenders go to 36 months

Up to 70% LTV (combined)

Typical LTV

Key Features

What We Offer

Keep your existing first charge in place

No need to redeem or refinance your current mortgage, BTL loan, or commercial facility. The second charge sits behind it.

Raise capital without full refinance

Avoid the cost, delays, and early repayment charges of refinancing your entire facility. Borrow additional funds against the equity you already have.

Competitive rates from specialist lenders

We access second charge products from lenders who understand the structure — not high-street banks who won't consider it.

Works alongside BTL mortgages, commercial loans, and development facilities

Whatever your existing first charge, we find second charge lenders comfortable sitting behind it.

Repaying early

Where there is an early repayment charge, it is usually three months' interest; very occasionally six; some loans have none.

Decisions in hours — completion in days

Second charges can complete quickly. We secure terms fast and work with solicitors experienced in dual-charge structures.

Ideal For

Common Scenarios

Deposit for a New Purchase

Your equity is locked in an existing portfolio and you need deposit funds fast. A second charge releases capital without refinancing the underlying asset.

Refurbishment Funding

Your existing mortgage is in place on a property that needs renovation works. A second charge provides the additional capital to fund the refurbishment without disturbing the first charge.

Business Capital

Raise working capital against commercial property you already own. Keep your existing facility in place and unlock equity through a second charge.

Bridging the Gap

Your first charge lender won't lend enough for what you need. A second charge tops up the shortfall, giving you the full funding to proceed.

How It Works

From Enquiry to Completion

01

Assess the Existing Charge

We review your existing first charge — the lender, outstanding balance, terms, and remaining equity. This tells us exactly how much additional capital can be raised via a second charge and which lenders will be comfortable sitting behind your current facility.

02

Secure Terms from a Specialist Lender

Second charges require lenders experienced in dual-charge structures. We approach those who understand the risk profile and can issue terms quickly — within 4 hours on straightforward deals, often quicker. The first charge lender will need to consent to the second charge, and we manage that process for you.

03

Legal Work and Drawdown

Your solicitor registers the second charge at the Land Registry behind the existing first charge. Once the legal work completes, funds are drawn down — typically within 5–7 working days of the initial enquiry. Your existing facility remains completely undisturbed.

Who Is This For?

Ideal Borrower Profiles

Investors Needing Deposit Funds

Your capital is tied up in existing properties with low-rate first charge mortgages. A second charge releases equity for a deposit on a new acquisition without triggering early repayment charges on the existing loan.

Landlords Funding Refurbishments

You own a property that needs renovation but your existing mortgage will not stretch to cover the works. A second charge provides the refurbishment capital while your first charge stays exactly where it is.

Business Owners Raising Working Capital

You own commercial property with equity but do not want to refinance an existing facility that has favourable terms. A second charge unlocks that equity for business purposes — stock, payroll, expansion, or opportunity acquisition.

Borrowers Topping Up Insufficient First Charges

Your first charge lender will not advance enough for what you need. Rather than seeking a completely new facility, a second charge tops up the shortfall so you can proceed with the full amount required.

Typical Costs

What You’ll Pay

Every deal is different, but here’s what to budget for on a typical second charge bridging facility. Use our calculator to estimate total costs for your specific deal.

Interest

from 0.85% to 1.25% a month across 9 lenders, as at 25 October 2026, rolled up

Arrangement Fee

1–2% of the gross loan.

Valuation

Nil to about £100 for a desktop valuation and up to about £2,000 for a full one, plus VAT, on a loan of about £200k, depending on the property

Legal Fees

About £1,500–£2,000 plus VAT for each side on a loan of about £200k (more on larger or complex loans; includes Land Registry second charge registration)

First Charge Lender Consent

Process managed by us — some lenders charge a small admin fee

Exit Fee

0–1% of the loan. Many lenders charge none.

Our Fee

Generally 1% of the gross loan, paid on completion

Common Questions

Second Charge FAQs

Does my first charge lender need to approve the second charge?
Yes. The first charge lender must provide written consent for the second charge to be registered. Most commercial and BTL lenders will consent, though some have conditions. We handle the consent process and know which lenders are straightforward to work with.

What LTV can I achieve with a combined first and second charge?
Typically up to 70% combined LTV, meaning both charges together cannot exceed 70% of the property’s current market value. Some lenders will stretch to 75% on strong assets. The available second charge amount is calculated as the combined LTV limit minus your existing first charge balance.

Are second charge rates higher than first charge rates?
Generally yes — second charge rates carry a modest premium over first charge products because the lender sits behind an existing creditor. However, the total cost is often significantly lower than refinancing the entire first charge, especially when you factor in the early repayment charges and arrangement fees you would incur on a full refinance.

Can I take a second charge on a property with a BTL mortgage?
Yes, provided the property is held as an investment (not a home you or your family live in, or intend to) and the BTL lender consents to the second charge. This is a very common structure — many investors use second charges against their BTL portfolio to raise capital for deposits on new purchases or refurbishment works.

How is the second charge repaid?
The exit strategy is agreed upfront. Common exits include refinancing both charges onto a single new facility, selling the property, or repaying from a capital event such as the sale of another asset. Interest is often rolled up, so there are often no monthly payments, though some lenders let you pay monthly.

How long does it take to get first charge consent?
It is the least predictable step in a second-charge bridge. Some lenders reply within a day and others take weeks, so we send the consent request as soon as terms are agreed, before the valuation comes back. We factor it into our timeline estimate from the outset.

Can my existing mortgage lender lend more instead of a second charge?
A further advance from your existing lender avoids a second charge and consent, but it needs full underwriting and isn’t always quicker. Ask for both at the same time. Our second charge guide explains the further-advance route.

Why do you need a redemption statement for my existing mortgage?
Because the second charge is sized on the real outstanding balance, including accrued interest and any charges, not the figure on your last statement. Get one before you pay for a valuation. Our guide shows how to check the real mortgage balance.

Can I take a second charge on a commercial property?
Yes, second charges on commercial property are available. The process is the same — your existing commercial lender provides consent, and the second charge is registered behind the first. Offices, retail, industrial, and mixed-use properties are all eligible.

Is there a minimum equity requirement?
You typically need at least 30% equity in the property (i.e., your existing first charge cannot exceed 70% LTV). The second charge amount is then capped at the difference between your current debt and the maximum combined LTV — usually 65-70%.

Related Products

You Might Also Need

Capital Raising

Release equity from your property for any purpose. If a full refinance is an option, capital raising may offer better terms than a second charge.

Refinance

Replace your existing facility entirely with better terms, a longer term, or a more competitive rate. Sometimes a full refinance is more efficient than layering a second charge.

Commercial Bridging

First charge short-term finance for commercial property acquisitions, from offices and retail to industrial and mixed-use assets.

Real Results

Deals We've Structured

£3.1m

Portfolio Refinance

Birmingham

 £1.8m

Commercial Purchase

Manchester
All case studies →

Ready to Discuss Your Deal?

Get an indicative quote or arrange a call with a specialist. If we can respond immediately we will, otherwise we'll call you back the same working day, often within a couple of hours.

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