Frequently Asked Questions

Find detailed information on our lending criteria and property finance products.

LendIQ provides non-regulated commercial finance. Under the Financial Services and Markets Act and the Consumer Credit Act, lending to individuals or sole traders is classified as "Consumer Credit," which requires specific FCA (Financial Conduct Authority) authorization.

By lending exclusively to Limited Companies and LLPs for business and investment purposes, our facilities fall outside of the FCA's consumer perimeter. This allows us to:

  • Operate with greater speed and flexibility than high-street banks.
  • Provide bespoke, relationship-led funding structures (like Joint Ventures).
  • Bypass the lengthy administrative processes required for regulated consumer finance.

Note: We cannot provide funding for owner-occupied residential mortgages or any loan where the borrower intends to live in the property.

While all three provide capital for property projects, they serve different stages and funding requirements:

  • Development Finance: Specifically for construction. Funds are drawn in stages as work progresses (subject to surveyor sign-off), and interest is typically rolled up until exit.
  • Bridging Finance: A simpler loan against an existing asset to facilitate a quick purchase or bridge a timing gap. Funds are usually provided in full upfront.
  • Joint Venture (JV): A partnership where we provide the majority of the capital (often 100% of build costs) in exchange for a profit share. Unlike debt, this focuses on profit-splitting rather than just interest rates, allowing for much higher leverage.

Note: Cosmetic work fits bridging, but structural changes, new builds, or high-leverage requirements will require development finance or a JV structure.

For standard Development Finance, we typically lend based on the total project costs. However, we offer more flexible high-leverage options for ambitious schemes:

  • Joint Ventures: Our Joint Venture model is designed to cover the vast majority of total project costs, significantly reducing the developer's equity requirement.
  • Hybrid Structures: You can blend Senior Debt (standard loan) with JV Equity to minimize your own capital contribution while retaining more profit than a pure JV. You can learn more about these custom structures on our Joint Venture page.

For a personalized assessment of your project's leverage, please contact our team.

Our facilities typically start from £50,000 for bridging and joint venture projects. For larger development schemes, we provide facilities up to £2,000,000.

We consider projects across England and Wales, with a strong focus on Staffordshire, Cheshire, and Shropshire.

We prefer projects within 20 miles of our base to provide dedicated site monitoring, including:

  • Staffordshire: Stoke-on-Trent, Newcastle-under-Lyme, Stafford, Leek, Burton-upon-Trent, Cannock, Lichfield, Uttoxeter.
  • Cheshire: Crewe, Nantwich, Chester, Macclesfield, Northwich, Wilmslow, Winsford, Congleton, Sandbach.
  • Shropshire: Shrewsbury, Telford, Oswestry, Bridgnorth, Whitchurch, Market Drayton, Newport.
Being privately funded, we move quickly. Initial decisions can be made within 48 hours. Bridging loans can often complete in 2-3 weeks, while development finance typically takes 4-6 weeks depending on valuations and legals.
Yes. Our bridging loans have no exit fees, and development facilities are designed with flexibility in mind. Specific terms regarding early repayment will be clearly outlined in your offer.
No broker required. We work with introducers and pay referral fees where relevant, but developers across Staffordshire, Cheshire and Shropshire are welcome to contact us directly. Either way, you'll speak to the same people and get the same terms.
For bridging, 10 working days to completion is realistic on a straightforward deal with clean title and cooperative solicitors. Development finance typically takes 4–6 weeks, driven mainly by the valuation and legal process rather than our own decision-making. Being based locally means we can get eyes on a site quickly, which helps.
Yes. A personal guarantee from a company director is standard. The specific terms will be set out clearly in the agreement.
For an initial decision on your project, we need: site address, planning status, purchase price or current value, build cost estimate, anticipated GDV and your intended exit. Full underwriting will follow and will require company accounts, ID, a detailed cost schedule and planning documents.
Yes, dependent on the right deal. LendIQ assess the project as much as the track record. A well-priced site, a credible contractor and a clear exit are what matter most.
Sale of completed units or refinance onto a longer-term mortgage. Both are acceptable. Your intended exit must be stated upfront and will be assessed as part of the credit decision.
In Staffordshire, Cheshire and Shropshire we fund ground-up new build, conversion, heavy refurbishment and commercial-to-residential schemes. Bridging finance covers lighter refurbishment and short-term purchases. If you are unsure which product fits your project, please get in touch.
Development finance is released in stages. Each drawdown is triggered by a monitoring surveyor certifying that the relevant works have been completed on site. Interest is charged only on the amount drawn at any point in time, not the full facility.
A monitoring surveyor may be appointed by LendIQ to inspect the site and certify progress before each drawdown is released. They act for us, but their costs are met by the borrower.
Yes. Refinancing onto a buy-to-let or commercial mortgage is a valid exit for projects in Staffordshire, Cheshire and Shropshire. You will need to demonstrate at application stage that the refinance is achievable: rental income, projected LTV on completion and lender appetite for the asset type will all be considered.
Speak to us early and do not wait until the loan is about to expire. Extensions are considered on a case-by-case basis and will typically involve a fee and continued interest. The earlier this is raised, the more options can be made available.