by Alison Jobson | Aug 19, 2026
Nearly a fifth of UK commercial property loans are due to mature this year, and for many owners, refinancing in 2026 will look very different to the last time they went through the process.
The latest Bayes Business School review estimates that £33 billion of property loans, roughly 19% of all outstanding commercial real estate debt, will be coming up for refinance this year. This is happening at a time when the lending landscape has shifted.
A different market to refinance into
For years, UK banks were the default source of commercial property finance, but that’s no longer the case. The bank’s market share has fallen from 40% to 36% over the past year, while debt funds (private investment funds that lend directly to businesses, rather than taking deposits like a bank) and other alternative lenders have expanded to fill the gap, growing their share from 12% to 28%.
If you’re a property owner whose loan is due for renewal, this matters. The lender who provided the original finance may not be offering the best (or even a competitive) rate today. More lenders are active in the market, which is good news for choice, but it also means more products, more criteria, and more work to find the right fit.
Why refinancing early makes a difference
With so much debt maturing in the same 12-month window, lenders’ capacity and appetite may shift depending on how the year plays out. Leaving refinancing until close to your loan’s maturity date could mean fewer options, less negotiating power, and less time to deal with unexpected issues such as a valuation coming in lower than hoped, a change in the property’s income, or a lender pulling back from a particular sector.
Looking at your options early gives more room to manoeuvre. It allows time to compare lenders properly, address any figures that might need context (such as a temporary dip in occupancy, a one-off cost, or a change of tenant), and secure terms before the wider wave of refinancing activity puts pressure on rates and lender capacity.
What this means in practice
If your commercial property loan is due to mature in the next 12 to 18 months, it’s worth reviewing your position now rather than waiting for a lender’s renewal letter to land.
Questions worth asking include:
- Is your current lender still competitive, or has the market moved on since you last borrowed?
- Has anything changed in the property’s performance or your own financial position that a new lender would need context on?
- Are there alternative lenders, including debt funds or specialist lenders, who might offer better terms or more flexibility than a traditional bank?
A broker who understands the market can help answer these questions properly and match your situation with lenders who are actively looking to lend in your sector, rather than assuming your existing bank is still the best (or only) option.
Get ahead of the wave
The scale of refinancing due over the next 12 months indicates an active and competitive commercial property lending market. If your loan matures this year, getting ahead of the process gives you the best chance of securing the right terms, rather than reacting under pressure.
If your commercial property loan is coming up for renewal, get in touch with one of our local experts to talk through your options.
This is definitely coming down the track, so get ready!
by Alison Jobson | Aug 6, 2026
Client: Local small business
Facility: £493,500 commercial mortgage
Purpose: Farm purchase
Client background
Our client, a local company that had been trading for about ten years, wanted to buy a 15-acre farm in the Peak District to run the business from. The owner planned to live on the farm with his family and use the move to diversify the business into several new ventures.
His plans included adding a caravan and motorhome micro-site, native-breed beef cattle for local wholesale and direct box sales, seasoned hardwood sales, tree surgery, agricultural contracting including groundworks and drainage, and DIY livery for people bringing their horse on holiday, alongside office and workshop space for the existing business.
Challenge
Finance was hard to secure. A large proportion of the funding was going towards the home itself, which put off most commercial lenders. Also, the existing business alone didn’t generate enough income to meet most lenders’ debt service requirements.
Solution
We reworked the business plan and found a lender prepared to look at the whole picture, including the future earning potential of the additional enterprises the client planned to build on the site.
Outcome
Full funding was secured. The client and his family have now purchased the farm and moved in, with the diversified business underway.
Client testimonial
“Thanks for everything and making our dream come true. The views are fantastic. It was well worth waiting for, and it’s everything we wanted.“
by Alison Jobson | Jul 29, 2026
We’re delighted to share that ASC Finance for Business has been shortlisted for Commercial Mortgage Broker of the Year (4+ brokers) at the NACFB Commercial Broker Awards 2026.
This year’s awards saw a record 430+ entries submitted across 26 categories, a 25% increase on last year, alongside a 16% rise in the number of participating NACFB member firms. Being shortlisted against that level of competition is something we’re genuinely proud of.
The Commercial Mortgage Broker of the Year (4+ brokers) category recognises firms delivering high-impact commercial property finance at scale. A panel of expert judges assessed each submission against clearly defined criteria, including strategic guidance, technical capability, and a clear client-first ethos throughout, with entries anonymised wherever appropriate to keep the process fair.
Being shortlisted reflects the work the whole team puts in day to day, for every client, on every deal, whatever the challenge. Whether that’s a straightforward purchase or a complex refinance, the same care and attention goes into getting it right.
The winners will be announced at an awards ceremony on the afternoon of Friday 11th September 2026.
You can view the full shortlist on the NACFB website.
Thank you to all our clients and introducers for your continued support and trust in ASC. That support and trust make moments like this possible.
by Alison Jobson | Jul 8, 2026
Buying property at auction can be a great way to secure a good deal, but you need to be ready to commit. When the hammer falls, you’re legally committed to the purchase, and you typically have just 28 days to complete the transaction.
For most buyers, that rules out a traditional mortgage, which takes much longer to process. By the time a lender has completed its checks, your deadline will have long passed.
For this reason, using bridging finance to buy at auction has become a popular solution. But understanding how it works and what happens after you’ve bought is essential before you bid.
Before the auction: get your finance agreed in principle
The single most important thing you can do before auction day is to speak to a finance broker. Turning up without your finance in place is a risky strategy.
Ensure you have assessed the property, and your solicitor has reviewed the legal pack, so you know what your maximum bid will be.
A good broker will help you get an agreement in principle from a bridging lender before you bid. This gives you a clear picture of how much you can borrow, what the costs will be, and how quickly funds can be released. It also means that once you’ve won your lot, the lender already understands your application and can move quickly to completion.
On the day: what to expect
When your bid is accepted, you’ll be required to pay a deposit, typically 10% of the purchase price, immediately. The remaining 90% must be paid by the completion deadline, usually 28 days, though some auctions now use a conditional sale format with a longer window of up to 56 days.
Your bridging lender will need to complete a property valuation and finalise legal checks before releasing funds. Having your paperwork ready in advance, such as proof of identity, details of your exit strategy, and any planning or survey information, will help speed things up.
After the auction: your exit strategy
Bridging finance is short-term, typically between three and twelve months. As soon as you complete, the clock is ticking on repayment, so having a clear exit strategy is essential. Also, lenders will want to see one before they agree to fund you.
The three most common exit routes are:
- Refinancing onto a longer-term mortgage. If you’re planning to let the property, you’ll typically refinance onto a buy-to-let or commercial mortgage once it’s in a lettable condition.
- Selling the property. If you’re buying to renovate and sell, the bridge gives you the time to complete the work and achieve a sale.
- Releasing equity from another asset. Some buyers use funds from another property sale or asset disposal to repay the bridge loan.
Your exit strategy will determine which lenders are available to you and on what terms, so it’s worth thinking this through before you approach a lender.
What does bridging finance cost?
Bridging loans are priced on a monthly interest rate rather than an annual rate, reflecting their short-term nature. The rate will depend on the loan-to-value, the property type, and the strength of your exit strategy. There will also be arrangement fees, legal costs, and valuation fees to factor in.
The higher cost compared with a standard mortgage is the trade-off for speed and flexibility. For most auction buyers, the ability to complete on time and secure a property that might otherwise be unattainable outweighs the extra cost.
How ASC can help
At ASC, we work with a wide range of bridging lenders and know which ones can move quickly when there’s a deadline to meet. We regularly help buyers secure bridging finance to buy at auction. We can help you get finance agreed in principle before you bid and manage the application once you’ve bought.
If you’re considering buying at auction and want to understand your finance options, get in touch with your local ASC expert.
by Alison Jobson | Jun 3, 2026
If you’ve ever searched for business finance but come away confused, you’re not alone. The range of options available can feel overwhelming, and choosing the wrong one can cost you time, money, and in some cases, the opportunity altogether.
The good news is that finding the right type of commercial finance isn’t as complicated as it might seem. Here’s a quick guide to help you get started.
What do you actually need the money for?
This question may sound obvious, but it’s the most important step. What you need the finance for should drive everything else. Broadly speaking, most business finance requirements fall into one of four categories:
- Buying or investing in property
- Growing or expanding your business
- Acquiring another business or buying out a partner
Each requirement has finance products designed specifically for it. Trying to use the wrong product can be expensive and create problems further down the line.
Buying or investing in property
If you’re looking to buy business premises, invest in commercial property, or develop a site, the main options are:
Commercial mortgages
Commercial mortgages are typically used when you’re buying premises to trade from or investing in commercial property for the long term. They work similarly to residential mortgages but are assessed differently, with lenders looking closely at both the business and the property.
Bridging finance
Bridging finance is a short-term option, typically used when speed is important, for example, when buying at auction or completing a purchase before selling another asset. Borrowing with a bridging loan is more expensive than a mortgage, but it’s designed to be repaid quickly, often within 12 to 18 months.
Development finance
Development finance is for businesses seeking to build or significantly refurbish a property. It’s typically drawn down in stages as the project progresses, rather than as a lump sum upfront.
Growing or expanding your business
If you need finance to invest in your business, whether that’s for new equipment, premises, staff, or to enter new markets, a business loan is often the most straightforward option. The terms and amounts vary widely depending on the lender and your circumstances, so working with an independent broker can make a real difference.
Managing cash flow
Cash flow challenges are among the most common reasons businesses seek finance, particularly for service industries, manufacturing companies and seasonal businesses.
Cash flow finance, including invoice finance and factoring, allows you to unlock the value tied up in unpaid invoices, giving you access to funds without waiting for your customers to pay. It can be a highly effective solution if you have a strong order book but an inconsistent cash flow.
Alternatively, a single-term loan may be more appropriate.
Acquiring a business or buying out a partner
Acquisition finance is designed for businesses seeking to acquire another company or for business owners seeking to buy out a partner. It tends to be more complex than other forms of finance, so specialist guidance is essential.
Pension-led finance is another option worth exploring. If you have a significant pension pot, it may be possible to use those funds to invest in your business. Although not many people are familiar with this type of finance, it can be highly effective in the right circumstances.
So how do you choose?
In reality, the right type of commercial finance depends on a combination of factors, including what you need the money for, how quickly you need it, how long you need it, and what security you can offer. Sometimes, a combination of products might be the best solution.
That’s where an independent commercial finance broker can add real value. Rather than being tied to a single lender or product, a broker can assess your specific situation, review the market, and identify the solution that genuinely fits.
At ASC, we’ve been helping businesses find the right finance for over 50 years. If you’re not sure where to start, we’re happy to have a no-obligation conversation.
Get in touch with your local ASC expert.
