by Alison Jobson | May 21, 2026
Client: The Aussie Smoker, award-winning BBQ catering company
Facility: £125,000 unsecured business loan
Purpose: Acquisition of new leasehold premises to secure the business’s future and enable growth
Client background
The Aussie Smoker is the brainchild of Adam, a Perth-born pitmaster who brought his family’s love of BBQs to Cornwall. It began as a catering operation from Adam’s driveway and has since grown into one of Cornwall’s most-loved food experiences, earning recognition as Best Alternative Caterer at the South West Wedding Awards for two consecutive years.
Having survived Covid and 17 postponed wedding catering jobs, The Aussie Smoker moved off the driveway and expanded into a shipping container on a rented plot of land. As demand grew, so did the number of rented shipping containers, until news arrived that the land was being redeveloped. Adam faced two choices – downsize or find new premises to push the business forward.
Adam, The Aussie Smoker
Challenge
Adam found a promising leasehold site that could take the business to a completely new level. However, he didn’t have the capital to secure the lease and fit out the new premises. He approached two commercial finance brokers, and both came back with the discouraging news that he could realistically expect to raise only £20,000 to £30,000, a significant shortfall. A recommendation brought him to ASC.
Unsecured business lending at this level presents genuine challenges. Lenders view shorter-term loans as higher risk, and securing a significant sum without asset security requires a compelling case. When we approached the market, the initial bank response was a maximum of £100,000, an uplift of £70,000 on previous brokers, but still left a £25,000 shortfall.
Solution
Rather than accepting the initial offer, we worked with the lender to present a stronger picture of the business. That meant providing a detailed view of Adam’s cash position, the business’s profitability, and, critically, the significant growth potential unlocked by the new site.
Comfortably persuaded, the lender increased their offer to the full £125,000.
Outcome
With the finance in place, The Aussie Smoker secured its new home and the impact has been transformational.
Where once there was a single service offering, there are now multiple revenue streams, including a walk-in lunch service, venue hire for weddings and private events with bespoke catering packages, BBQ masterclasses, and a growing range of frozen BBQ products. The business has the capacity to recruit more staff and the infrastructure to support the kind of growth that simply wasn’t possible before.
Adam’s vision of making people smile through food every day now has the permanent home it has always deserved.
Client testimonial
“ASC were incredibly professional, personal and gave us a lot of confidence in what we’re doing. They truly believed in us and didn’t try to finance something they didn’t trust had merit. The team were amazing. We wouldn’t be here without them.” – Adam, Founder, The Aussie Smoker
by Alison Jobson | May 20, 2026
If you’re planning to apply for finance this year, it’s helpful to understand how commercial lenders are currently operating.
While the fundamentals of lending haven’t changed, the way lenders assess risk, structure deals, and make decisions is constantly evolving. What worked a few years ago, or even last year, may no longer work in 2026.
As brokers, we’re presenting applications and liaising with commercial lenders daily. Here’s what we’re seeing lenders look for right now, along with our thoughts on how to position your application for success.
Clarity and confidence in the numbers
Commercial lenders are taking a closer look at financials than ever before. As well as profitability, they want to understand the story behind the numbers.
They want to see:
- Consistent or explainable income
- Strong cash flow (or a clear route to it)
- Realistic projections, not overly optimistic ones
Fluctuations or challenges aren’t necessarily a problem, but they need to be clearly explained. A well-presented set of financials, supported by context, goes a long way to building lender confidence.
A clear, credible exit strategy
A clear exit strategy is particularly important for property finance, especially bridging and development deals.
Lenders want to know:
- How will the loan be repaid?
- What’s the fallback plan if things take longer than expected?
A vague or overly ambitious exit strategy is one of the quickest ways to undermine an otherwise strong application. In 2026, lenders are looking for well-thought-out, realistic plans, not assumptions.
Experience matters, but it’s not everything
Track record is still important, but lenders are becoming more flexible in how they assess experience. We’ve secured funding for start-ups and clients entering new sectors by highlighting their broader, relevant experience and support network.
The right deal structure
One of the biggest shifts we’ve seen in recent years is the growing importance of structuring.
Commercial lenders are increasingly focused on whether:
- The type of finance matches the borrower’s strategy
- The loan term aligns with the intended outcome
- The overall deal makes sense from a risk perspective
For example, using short-term finance when a longer-term solution is needed (or vice versa) can raise concerns, even if the underlying deal is sound.
Getting the structure right is often the difference between approval and rejection.
Risk awareness and mitigation
Lenders aren’t expecting risk-free deals, but they do expect borrowers to recognise and manage risk effectively.
For example:
- Contingency budgets in development projects
- Sensible loan-to-value levels
- Backup plans if market conditions shift
- Evidence of demand (for example, tenant interest or resale potential)
Lenders are looking for borrowers who have thought things through and aren’t just presenting a best-case scenario.
Realistic expectations in a changing market
The lending landscape remains competitive, but interest rates, lender appetite, and sector preferences are constantly shifting. As a result, lenders are placing greater emphasis on:
- Sensible borrowing levels
- Deals that stack up under scrutiny
Overstretching, whether in leverage, pricing, or timelines, will not be well received.
Presentation is more important than ever
How a deal is presented remains as important as the deal itself. Two identical opportunities can receive very different outcomes depending on how they’re structured and communicated to a lender.
A strong application should:
- Clearly explain the opportunity
- Anticipate and address potential concerns
- Highlight strengths and mitigate perceived risks
Many applications fall short in this area, so the right guidance can make a significant difference.
The broker advantage
In 2026, navigating the finance market isn’t just about finding a lender, but about finding the right lender and presenting the deal in the right way.
A commercial finance broker brings:
- Insight into current lender appetite
- Experience in structuring deals effectively
- Access to a wide panel of lenders, including specialist providers
- The ability to position applications for the best possible outcome
At ASC, we work closely with clients to understand their goals, shape their applications, and connect them with lenders who are actively seeking to support deals like theirs.
When you know what lenders are really looking for and how to present it, you give yourself the best possible chance of success.
If you need finance in 2026, please get in touch.
by Alison Jobson | May 6, 2026
If you’ve ever had a finance application declined, you’re not alone. Research from the National Association of Finance Brokers (NACFB) found that more than a quarter of businesses had already been turned down by a lender before approaching a broker.
A no doesn’t always mean the deal isn’t viable or that you won’t secure finance. Often, a rejection is due to how the application has been presented, structured, or interpreted.
In this article, we explain the common reasons for finance applications being declined and how a broker, such as ASC, can change the outcome.
5 most common reasons finance applications are declined
1. The deal doesn’t fit the lender’s criteria
Every lender has a particular focus. Some favour low-risk, straightforward deals, while others specialise in specific types of finance or scenarios, such as development finance, bridging finance, or start-up businesses.
If an application is the wrong fit, it can be declined quickly, even if another lender would have accepted it.
2. Poor presentation of the application
Lenders assess risk as well as the figures. If an application lacks clarity, supporting documentation, or a strong narrative, it can raise red flags.
For example:
- Missing financials or unclear cash flow
- Limited explanation of the borrower’s experience
Even a strong deal can get rejected if it isn’t presented properly.
3. Perceived risk is too high
Sometimes, even if a deal looks sound, it may still appear too risky from a lender’s perspective. This may be due to:
- Property type or location
- Complex ownership structures
Lenders are inherently cautious, so anything that raises concerns may result in a decline.
4. Previous credit issues
Personal or business credit history issues can make a deal high-risk for a lender. However, not all lenders assess credit history the same way. What deters one lender may not be a concern for another.
5. The deal hasn’t been structured correctly
Frequently, it’s not the deal itself that’s the issue, but it’s how it’s been presented to the lender.
For example:
- The wrong type of finance has been applied for
- The loan term doesn’t align with the borrower’s strategy
- The repayment plan doesn’t stack up
If it doesn’t make sense or looks too risky, the lender will reject it.
How a broker turns things around
Working with an experienced commercial finance broker can make a real difference when making a finance application. Here’s how.
1. Matching the deal to the right lender
A broker understands which lenders are most likely to support a specific deal. They know who is flexible, who specialises in certain sectors, and who is actively lending in the current market.
Rather than adopting a one-size-fits-all approach, they target the right lender for the deal. This alone can transform the outcome.
2. Reframing and strengthening the application
A broker doesn’t just pass on information; they shape it into a compelling application.
This might include:
- Presenting financials in a clearer, more persuasive way
- Highlighting strengths the lender may miss
- Addressing potential concerns before they become objections
A broker’s role is to present the full story behind the numbers so the lender can make a confident and informed decision.
3. Structuring the deal differently
With expert knowledge of the industry, a broker has the insight to determine whether a different approach would be more effective.
For example:
- Using bridging finance as a short-term solution before refinancing
- Adjusting the loan amount or term
- Bringing in additional security or a guarantor
These strategic tweaks can turn a decline into an approval.
4. Access to a wider panel of lenders
High-street banks are only one segment of the lending market. Brokers have access to a wide range of specialist lenders, many of whom are more flexible, open to complex deals, and available only via a broker.
Using a broker opens up more options, improving your chance of success.
5. Managing the process from start to finish
Finally, a good broker handles the entire process for you, managing communication with lenders and resolving any issues that arise to keep the deal on track.
A decline isn’t the end of the road
Being turned down for finance can feel hopeless. However, with the right guidance, many declined applications can be reworked, repositioned, and successfully funded.
At ASC, we specialise in looking beyond the initial “no” to find a way forward. We know that in many cases, it’s not that the deal doesn’t work; it just hasn’t been approached in the right way yet.
If your finance application has been rejected, or you’ve got plans that need financing, please get in touch and let’s secure a successful outcome.
by Alison Jobson | Mar 19, 2026
How can I get a loan quickly to buy a property at auction?
Buying a property at auction can be an excellent way to secure a good deal, especially if you’re aiming to start or grow a property portfolio. However, auctions are quick-paced and require buyers to complete the transaction within a very tight timeframe, typically 28 days from the auction date. So, if you’re planning to purchase a property at auction, you may need to arrange a loan quickly. This blog post explains how.
Plan early
Not all traditional mortgage providers can offer the quick turnaround needed to meet the strict auction deadline. Waiting until the day after the auction to arrange a loan may leave you unable to secure the necessary finance to fulfil your obligations.
As a result, planning is crucial. You need to understand exactly how much you can borrow and what type of loan will suit your circumstances before you step into the auction room.
Quick finance options
If you need a loan quickly, a traditional mortgage is probably not the best option. Many auction buyers turn to short-term finance solutions that are specifically designed for fast property purchases. Some of these include:
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Bridging loans
Bridging loans are short-term loans that provide fast funding, often within days rather than weeks. They’re ideal for auction purchases because they can be arranged quickly and offer flexible repayment terms. Typically, bridging loans cover the purchase price and sometimes even renovation costs if the property requires work. Interest rates are usually higher than those of traditional mortgages, but the speed and flexibility make them a popular choice for auction buyers.
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Business loans or commercial mortgages
If you’re purchasing a property through a business or as an investment, a commercial mortgage or a business loan can also provide funding quickly. Some lenders offer fast-track commercial finance solutions that can be approved within a short timeframe, especially if you have a strong business plan and a clear exit strategy.
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Cash buyers or private investors
Some buyers source funds from private investors or use existing business capital to secure properties at auction. While this isn’t technically a loan, having immediate access to funds can give a competitive edge, especially when bidding against buyers who may depend on slower financing options.
Preparation is key
Speed is essential, but lenders still need to assess your ability to repay. Preparing documents beforehand can make all the difference. Typically, lenders will require:
- Proof of identity and address
- Details of income or business finances
- Details of any existing mortgages or loans
- Information about the property you intend to purchase
Having these documents prepared can significantly cut down the time required for loan approval, allowing you to act swiftly when the right property arises at auction.
Organise your deposit
Lenders offering quick finance often limit the loan-to-value (LTV) ratio, meaning you may need to provide a larger deposit. For auction purchases, it’s common for lenders to require 60–75% of the property’s value, depending on the type of property and your financial circumstances. Organising your deposit early will ensure you know how much you can borrow and your maximum bid.
Factor in additional costs
When planning a property purchase at auction, keep in mind that the hammer price isn’t the only cost. Additional expenses include:
- Renovation or refurbishment costs
Ensuring your loan covers these extra costs or having access to additional funds prevents last-minute shortfalls and guarantees a smooth transaction.
Work with a specialist finance provider
Not all lenders are equipped to handle auction financing quickly. That’s why partnering with a specialist finance broker, such as ASC Finance for Business, can make a significant difference. We know which lenders to approach, whether that’s for a bridging loan, a commercial mortgage, or other forms of short-term finance. We’ll guide you through the process, help you prepare your documentation, and ensure your loan is in place so you can bid with confidence.
Plan your exit strategy
When sourcing your finance, it’s important to consider what happens after the auction. If you’re using short-term finance, you need a repayment plan. Options include refinancing into a traditional mortgage, selling the property quickly for a profit, or holding it as a rental investment. Lenders will often ask about your exit strategy, and having a clear plan will improve your chances of securing funding quickly.
Final thoughts
Buying a property at auction can be an excellent way to secure a property below market value or invest in real estate quickly. However, it requires careful planning and quick access to finance. By understanding the requirements, exploring short-term finance options, preparing documentation in advance, and working with a specialist finance provider, you can position yourself to act decisively when the perfect property appears at auction.
by create | Feb 9, 2026
Client: Private equity professional
Facility: £525,000 business loan
Purpose: Leasehold children’s nursery acquisition
Background: Private equity professional seeks entry into childcare market
Our client was seeking finance to acquire an established children’s nursery business in Perth, Scotland, as the first step in a buy-and-build strategy. The initial acquisition would provide a strong platform business, with the intention of improving operational performance and then expanding the group by buying additional nurseries over time.
With a strong team experienced in private equity, nursery operations and people management, our client had identified a well-run nursery operator in Perth with solid fundamentals and clear scope for operational improvement, making it an ideal foundation for future growth.
The financing challenge: A complex deal structure
The purchase price was £750,000 with an intricate payment structure:
- £525,000 required upfront (the loan amount we needed to secure)
- £95,000 cash injection from the buyer
- £130,000 deferred payment over 12 months (demonstrating seller confidence)
Loan serviceability was strong, with confirmed occupancy several months ahead and planned price increases. However, the security was a challenge because it was a leasehold purchase. Although there was an option to purchase the freehold within three years, we needed to find a lender comfortable with leasehold security on a £525,000 commercial loan.
Solution: Matching the right lender to the acquisition opportunity
The leasehold security, together with the buy-and-build ambitions and the deferred payment structure, created complexity that is off-putting to many lenders.
We specifically approached lenders we know understand ‘buy-and-build strategies’ and have an appetite for leasehold commercial properties, provided the underlying business fundamentals are strong. By framing this as the first step in a regional consolidation play (with further nursery acquisitions planned), we positioned our client as a growth-oriented borrower who would bring repeat business.
Our approach focused on three key angles:
1. Highlighting the quality of the asset
We highlighted the nursery’s strengths and demonstrated that it was a stable, profitable business with growth potential. We also positioned the deal within broader sector trends, underscoring healthy future demand.
2. Emphasising management continuity
With all existing staff, including management, remaining post-acquisition, we emphasised that operational risk during the transition had been eliminated.
3. Demonstrating the borrower’s strategic capability
We presented our client’s comprehensive business plan, covering sector research, market analysis, and future acquisition targets, thereby demonstrating the depth of their preparation.
The outcome: Acquisition finance realised
We secured £525,000 in funding at competitive rates, enabling the acquisition to proceed on schedule. Our client is now well placed to execute their buy-and-build strategy, with this acquisition serving as a platform for future growth throughout Eastern Scotland.
