If you’re racing against the clock to secure funds for a property renovation, investment purchase, or urgent financial need, a second charge bridging loan can be your fastest route to cash. But just how quickly can it really be approved?
At Sunrise Commercial, we’ve completed second charge bridging loans in as little as 48 hours – and in this guide, we’ll show you how to do it, what to avoid, and how to structure your deal for maximum speed.
Whether you’re a first-time property developer, an investor, or simply looking to release equity, read on.
What Is a Second Charge Bridging Loan?
A second charge bridging loan is a short-term loan secured against a property that already has a mortgage. It’s called “second charge” because the loan sits behind the main mortgage (the first charge) in priority.
You retain your existing mortgage but release equity via the second charge loan for:
- Property renovations or flips
- Auction purchases
- Business funding
- Tax bills or legal obligations
- Bridging the gap before a sale or refinance
How Fast Can You Get One Approved?
With the right team in place, we’ve seen deals go from application to completion in 2–5 working days. In ideal scenarios, 48-hour completions are absolutely possible.
However, the average timeline without experienced support can stretch to 2–3 weeks — or longer — especially if you’re relying on traditional lenders and solicitors who aren’t familiar with fast bridging finance.
What Makes a Second Charge Bridging Loan Fast?
We work exclusively with lenders and solicitors who specialise in fast completions. Here’s what speeds the process up:
✅ In-House or AVM Valuations
Many lenders we work with can bypass traditional RICS surveys by using:
- AVMs (Automated Valuation Models)
- In-house desktop valuations
These methods save time by eliminating the need for on-site inspections. Where acceptable, this can cut 3–5 days off your timeline.
✅ Joint Representation Solicitors
Legal delays are the biggest issue in bridging finance. To combat this, we use experienced solicitors who offer:
- Joint representation (one solicitor acting for both borrower and lender)
- Electronic document handling
- Fast-tracked processing of undertakings, reports, and drawdowns
This alone can halve the completion time.
✅ Fully Prepped Applications
We get everything ready on day one:
- Proof of ID and address
- Title deeds or office copy entries
- Existing mortgage statement
- Exit strategy (how you’ll repay the loan)
By presenting a complete, risk-reviewed application, we can get you a same-day decision from the right lender.
Real-World Example: 48-Hour Completion
One of our recent clients, a first-time developer, needed £120,000 to complete a kitchen and loft refurbishment before putting their London property back on the market.
They had an existing mortgage, so we sourced a second charge bridging loan using:
- An AVM valuation
- A joint-representation solicitor
- A lender with a same-day underwriting process
Application to drawdown? 2 working days. That’s how we do things at Sunrise Commercial.
What Can Delay a Second Charge Bridging Loan?
Even the best deals can face delays if the basics aren’t covered. Here’s what to avoid:
❌ Incomplete Documentation
Missing paperwork causes unnecessary back-and-forth. Always provide:
- Mortgage info
- Proof of address
- Solicitor details
- Valuation access (if not using AVM)
❌ Unclear Exit Strategy
Your repayment plan matters. Whether it’s a sale, refinance, or asset disposal, it must be clear and achievable.
❌ Wrong Solicitors or Brokers
Not all brokers or solicitors are equipped to handle urgent bridging finance. We work with partners who deal in hours, not days — because when time is money, delays cost you more than interest.
Who Can Get a Second Charge Bridging Loan?
We help all types of clients, including:
- First-time developers
- Experienced investors
- Landlords
- Homeowners
- UK nationals and expats
- Limited companies and SPVs
As long as you have equity in the property and a clear plan to repay the loan, we can usually help.
What Can the Loan Be Used For?
Second charge bridging loans are flexible. You can use the funds for almost any legal purpose, including:
- Renovation works or extensions
- Auction property completion
- Deposit for another investment
- Repaying a tax bill
- Settling urgent debts
- Business investment or working capital
How Much Can You Borrow?
Typical loan sizes range from £25,000 to £2 million+, depending on:
- Property value
- Equity available
- Credit profile
- Exit strategy
We regularly arrange 100% funding for clients who can offer additional security or a strong project proposal.
What Does It Cost?
Speed doesn’t always mean expensive.
Rates for second charge bridging loans usually range from 0.59% to 1.5% per month, depending on the lender, risk, and loan terms. We always compare options from over 150 products across the market.
There are also fees for:
- Legal work (joint representation helps reduce this)
- Valuation (or AVM/desktop where possible)
- Arrangement fees (usually 1–2%)
We’ll always provide a full breakdown upfront — no hidden surprises.
Fast Second Charge Bridging Loan FAQs
Q: Can I still get a loan if I have bad credit?
Yes, many lenders focus on the asset and exit, not your credit score.
Q: Can I use my residential home?
Yes — as long as there’s equity and the loan purpose is acceptable (e.g. investment, business use, or renovations).
Q: How quickly can I access funds?
As fast as 48 hours with the right documents, solicitor, and lender.
Q: Can Sunrise Commercial help with solicitors?
Yes — we only work with bridging-specialist legal teams who offer joint representation for speed.
Final Thoughts: When Time Is Money, Speed Matters
If your deal is on the line — whether it’s an auction purchase, a property flip, or urgent development funding — a second charge bridging loan could be the fastest way to get it done.
At Sunrise Commercial, we:
- Use lenders with AVM and in-house valuation options
- Partner with joint-representation solicitors
- Specialise in 48–72 hour completions
- Offer honest advice with no pressure
Get Your Fast Bridging Loan Today
Don’t let delays cost you the deal. Get expert help from a trusted UK bridging loan broker.
📞 Call us at 07939 091418
📧 Email: john@sunrisecommercial.co.uk
🌐 Visit: https://www.sunrisecommercial.co.uk/
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