Property Finance Solutions

Every property investment is unique and so are your funding needs. Whether you're purchasing your first buy to let, refinancing a mixed use portfolio, or developing a new build project from the ground up, we provide tailored finance solutions to help you achieve your goals with speed and efficiency.

We work with a wide panel of lenders, from high street banks to specialist and private funders, to offer flexible property finance options across a variety of asset types and borrower profiles.

Here’s a breakdown of the key property funding types we support:

✅ Commercial & Semi-Commercial Mortgages

Commercial mortgages are designed for purchasing or refinancing properties used for business purposes such as offices, warehouses, factories, or retail units. Semi commercial mortgages cover properties with both residential and commercial elements, like a shop with a flat above it.

  • Competitive rates and flexible terms

  • Owner-occupied and investment properties

  • Interest only or capital repayment options

  • Available to individuals, partnerships, and limited companies

These mortgages are ideal for business owners looking to buy their trading premises or investors seeking long term income from mixed use properties.

✅ Buy To Let (BTL) Mortgages

Whether you’re a first time landlord or an experienced investor, buy to let mortgages are tailored for purchasing residential properties to rent out.

  • Available for individual landlords and limited companies

  • Standard, holiday let, and student accommodation options

  • Flexible LTV (loan to value) ratios and stress tested rental cover

  • Fixed and variable interest rates

We can source competitive BTL deals across all types of properties, from single lets to HMOs (Houses in Multiple Occupation).

✅ BTL & Mixed Portfolio Lending

For landlords with multiple investment properties, portfolio lending allows you to consolidate your borrowing into one facility simplifying management and potentially improving your terms.

  • Streamlined application process for multiple properties

  • Portfolio valuations and flexible underwriting

  • Suitable for professional landlords and SPVs (Special Purpose Vehicles)

  • Mixed portfolios (BTL, semi commercial, HMOs, etc.) considered

Whether you’re expanding your portfolio or restructuring existing finance, we help you maximise your rental income and borrowing power.

✅ Property Development Finance

From single unit refurbishments to multi unit new builds, our development finance solutions provide staged funding to bring your vision to life.

  • Ground up developments, conversions, and heavy refurbishments

  • Funding available for land purchase and build costs

  • High LTGDV ratios (Loan to Gross Development Value)

  • Drawdown in stages, aligned to project milestones

We support small scale developers and experienced builders alike, offering fast, flexible access to funds to keep your project moving.

✅ Short Term Secured Property Finance

Short-term finance property finance is designed for situations where a quick turnaround is essential, such as auction purchases or chain breaks.

  • Secured against residential, commercial, or land

  • Terms from 1 to 24 months

  • Can be used for acquisitions, refurbishments, or capital raising

  • Interest can be rolled up, retained, or serviced monthly

This type of funding is especially useful when timing is critical, but mainstream lenders can’t move fast enough.

✅ Bridging Loans

Bridging loans are a form of short term, transitional finance from 3 months to potentially as long as 3 to 5 years used to “bridge the gap” between a need for immediate capital and a longer term funding solution or sale.

  • Fast access to funding, often within days

  • Ideal for time-sensitive opportunities

  • Can bridge to sale or refinance

  • Available for individuals, companies, or trusts

Whether you're buying before selling, resolving a broken chain, or funding a property that isn’t yet mortgageable, we’ll find the right bridge / transitional finance for your scenario.

Why Choose Tor Business Finance?

✔ Independent and whole-of-market advice
✔ Direct access to specialist lenders
✔ Hands-on support from initial enquiry to completion
✔ Transparent, efficient, and fully tailored service

Ready to explore your property finance options?
Get in touch with us today — we’ll take the time to understand your needs and source the funding that works for you.

Contact Us

🏢 Commercial & Semi Commercial Mortgages – FAQs

  • A commercial mortgage is for properties solely used for business, while semi-commercial includes a residential element, such as a flat above a shop.

  • Yes, both individuals and limited companies (including SPVs) can apply.

  • For owner-occupied properties, lenders typically look for 1–3 years’ trading history, though some specialist lenders may be more flexible.

  • Expect to provide a deposit of 25–40%, depending on the property and your financials.

  • Yes, some lenders offer interest only terms, especially for investment properties.

🏘 Buy-To-Let (BTL) Mortgages – FAQs

  • Yes, but criteria may be stricter. Some lenders prefer applicants with homeowner experience.

  • Most lenders use a rental coverage ratio of 125–145% of the monthly mortgage payment, stress-tested at a set interest rate.

  • That depends on your tax situation. Many landlords now use limited companies for tax efficiency, but we recommend speaking with a tax adviser.

  • Yes, specialist BTL lenders offer products for HMOs, including those with 5+ tenants.

  • Yes, but these are often considered non-standard and may require a semi-commercial or specialist lender.

🧾 Portfolio & Mixed Lending – FAQs

  • Generally, owning four or more mortgaged buy-to-let properties qualifies you as a portfolio landlord.

  • Yes, some lenders offer mixed use portfolio lending, allowing multiple property types under a single loan structure.

  • Some lenders require individual valuations; others offer desktop or aggregated portfolio valuations for efficiency.

  • Yes, many lenders cater specifically to SPVs and trading companies managing property portfolios.

  • Yes, portfolio refinancing is common and can help you reduce monthly repayments or raise capital.

🏗 Development Finance – FAQs

  • It can fund new builds, conversions, refurbishments, and land purchases with or without planning.

  • Loans typically go up to 70% of GDV (Gross Development Value) or 85% of total build costs but these ratios are not hard and fast and stretched facilities can be structured in a number of different ways.

  • Most lenders require full planning permission, but some may offer bridging finance while you wait.

  • Funds are usually drawn down in stages, linked to construction milestones and independent surveyor reports.

  • While experience helps, some lenders will fund first time developers, especially with a strong team or contractor in place.

⏱ Short Term Property Finance – FAQs

  • It’s commonly used for auction purchases, fast acquisitions, refurbishments, or temporary cash flow needs.

  • Finance is secured against property including residential, commercial, or even land, depending on the lender.

  • Some lenders can complete within days, certainly weeks, particularly for simple cases or repeat clients.

  • No, many lenders allow interest to be rolled up or retained, meaning no monthly payments.

  • Credit is considered, but many short term lenders are flexible if the exit strategy is solid.

🌉 Bridging Loans – FAQs

  • Bridging loans “bridge the gap” between buying and selling, refinancing, or developing a property. Ideal for time sensitive deals.

  • Typical terms range from 3 to 12 months, though some lenders offer up to 24 months with some lenders extending beyond that in certain circumstances.

  • Yes, lenders require a clear exit plan, usually a sale or refinance, to approve your application.

  • Yes. Bridging finance is often used to purchase properties not yet suitable for a standard mortgage.

  • Yes, for residential properties being used or intended to be used by the borrower or family, regulated bridging loans are available via The Mayfair Consultancy