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Regulated Bridging Loans

The same speed as an unregulated bridge, with the full protection of FCA regulation. When your bridging loan is secured against a property you live in — or intend to live in — it becomes a Regulated Mortgage Contract, and you are entitled to the same consumer protections as any standard residential mortgage. Regulated bridging finance is ideal for homeowners who need to move fast without sacrificing their legal rights.

200+ UK lenders
2-minute application
No credit check to apply
FCA-regulated brokers

Rates

0.4% – 1.0%

per month

Typical Term

1-12 months

Max LTV

Up to 75%

Amount

£50k – £5m

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How it works

1

Your broker identifies that the bridge will be secured against your primary residence, triggering FCA regulation. They provide you with a binding Mortgage Illustration (ESIS) document before proceeding, setting out all costs and terms in a standardised format.

2

A seven-day cooling-off period applies from the point you receive the ESIS, during which you can withdraw from the loan without penalty — though in time-sensitive cases you may choose to waive this right.

3

The lender conducts full affordability and suitability assessments in line with FCA requirements, including an assessment of your ability to repay the loan at the end of the term.

4

On completion, the bridge funds your purchase or unlocks equity as required. At exit, the bridge is repaid in full from the sale of a property, a remortgage, or other agreed funds.

When to use this type of bridging

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Risks to consider

Important

  • Because the security is your primary residence, the consequences of default are more personal than with an investment property bridge — in the event of non-repayment, the lender ultimately has the right to seek possession of your home.
  • Regulated bridges are subject to affordability assessments and may take slightly longer to process than unregulated equivalents due to additional documentation requirements.
  • The mandatory cooling-off period, while beneficial to consumers, can occasionally cause complications in very short-deadline transactions where every working day counts.

Market context

FCA-regulated bridging completions accounted for approximately 47% of all UK bridging volume in 2025 (ASTL), reflecting the growing proportion of homeowner-led bridging transactions. The FCA's Mortgage Credit Directive (MCD) implementation in 2016 brought consistent European consumer protections to regulated bridges, and the Financial Ombudsman Service resolved approximately 850 second charge and bridging-related complaints in the 2024-25 financial year, with a significantly high uphold rate in borrowers' favour. Regulated rates are typically 10-20 basis points lower per month than equivalent unregulated products.

Frequently asked questions

What makes a bridging loan regulated rather than unregulated?
A bridging loan is regulated by the FCA if it is secured by a first or second legal charge over a property that is, or will be, occupied by the borrower or a close family member as their main residence. If the security is an investment property, commercial property, or land, the loan is unregulated. The regulatory status is determined by the nature of the security and the borrower's intended use of it — not the purpose of the funds being borrowed.
What protections do I get with a regulated bridging loan?
Regulated bridging loans carry a suite of consumer protections: you must receive a standardised European Standard Information Sheet (ESIS) before committing; you have a 7-day reflection period; the lender must conduct affordability and suitability assessments; you have the right to complain to the Financial Ombudsman Service; and the lender must follow the FCA's MCOB (Mortgage: Conduct of Business) rules when dealing with borrowers in financial difficulty. These protections do not apply to unregulated bridges.
Are regulated bridging rates higher or lower than unregulated?
Regulated bridging rates are typically slightly lower than equivalent unregulated products — roughly 10-20 basis points per month — because the regulatory framework reduces lender risk by mandating robust underwriting and conduct standards. The difference is not dramatic, but on a six-month £500,000 bridge, a 0.15% per month rate difference saves approximately £4,500 in interest. The key driver of rate is still the LTV, property type, and borrower profile.
Can I waive the 7-day cooling-off period on a regulated bridge?
Under FCA rules, borrowers can waive the cooling-off period if they are in genuinely urgent circumstances — for example, if a 7-day delay would result in the loss of the property or significant financial detriment. The waiver must be confirmed in writing and signed by the borrower, and the lender must document the reasons for the waiver. It cannot be used as a routine shortcut; it is reserved for genuine emergencies where delay would cause real harm.
Do I need an FCA-authorised broker for a regulated bridge?
Yes — regulated bridging loans must be arranged through an FCA-authorised and regulated mortgage broker. Using an unregulated introducer to arrange a regulated bridge is prohibited. You can check whether a broker is authorised on the FCA Register at register.fca.org.uk. Working with an authorised whole-of-market broker also gives you access to the full panel of regulated lenders and ensures the advice you receive is subject to the FCA's conduct standards and the protection of the FSCS compensation scheme.

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Guides and resources

How Bridging Loans Work Bridging Loan Costs Bridging vs Mortgage Best Bridging Lenders Together Money Review

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