Same products. Different rules.

England and Wales

The core market and the deepest lender pool. Every product we arrange is available here at the widest range of leverage and pricing: bridging from £100k, development finance to £100m, mezzanine, and commercial mortgages and investment facilities.

Because competition is deepest here, the difference between a good quote and an acceptable one comes down to how widely the case is tested rather than whether it can be placed at all.

Scotland

Scotland is a different legal system, not a different region, and it changes how deals run in ways that catch out borrowers and English brokers alike.

There is no exchange and completion split. A contract forms on conclusion of missives, which is also the point that fixes the date of entry, and missives are frequently concluded very close to settlement. That removes the window English borrowers rely on to arrange a bridge, so Scottish finance generally has to be agreed and ready to draw before missives conclude. Security is a standard security rather than a legal charge, and it is not created until registered.

Around a quarter of the lenders we work with will lend in Scotland, and the constraint is legal capability rather than credit appetite.

Read the full Scotland guide →

Channel Islands

Jersey, Guernsey and the smaller islands are separate jurisdictions, not part of the United Kingdom. They have their own legal systems, their own property registration and their own regulatory regimes, and Jersey and Guernsey differ from each other as well.

The practical consequence for finance is a lender pool narrower again than Scotland's. Most UK lenders are simply not set up to take security in these jurisdictions, and those that are will usually want local counsel on both sides and a corporate structure. Island specific factors, including residential qualification rules and a limited comparable evidence base for valuation, make some assets harder to value and therefore harder to fund.

We arrange finance in Jersey and Guernsey, and will consider Alderney and Sark. Because the lender pool is narrow, testing the whole market matters more here than almost anywhere: the difference between the terms available from a lender that is genuinely set up for the islands and one that is improvising is substantial.

Northern Ireland

Northern Ireland is part of the United Kingdom but has its own legal system and its own land registration, which sits separately from the systems in England and Wales and in Scotland. Security documentation and conveyancing practice differ accordingly, and a lender needs local capability in the same way it does for Scotland.

The lender pool is narrower than in England and Wales and appetite varies by asset type and location. We arrange bridging, development and investment facilities across Northern Ireland and will tell you early where a scheme sits relative to lender appetite.

Europe

We arrange facilities for corporate and SPV borrowers on non regulated purposes across Europe, working with lenders licensed or permitted in the relevant jurisdiction. We do not act for individuals buying residential property for their own occupation anywhere in Europe.

The product itself works differently outside the UK. Short term, non amortising, exit led lending is largely a UK construct; in most of continental Europe the equivalent comes from a narrower group of international and private lenders, at materially higher minimum loan sizes and through corporate structures.

Territory	Where appetite sits
Ireland	The most developed short term market outside the UK. Common law and familiar security concepts.
Spain	Thin domestically, served by international and private lenders. Corporate or SPV ownership usually required.
Portugal	Similar to Spain, largely non domestic capital. Active international developer base.
Netherlands	Functioning domestic bridging market, less institutionalised than the UK.
Germany and Austria	Bank led and amortising. Notarial security. Slower, and structured differently.
France	Bank dominated, with limited appetite for anything other than capital and interest.
Italy	Genuinely difficult. Enforcement through the courts can take years and is priced accordingly.

General market observations as at July 2026, not legal or tax advice, and not a statement of any lender's criteria. Every jurisdiction requires local professional advice.

We would rather tell you a deal is not placeable than take the enquiry. Some jurisdictions and asset types are genuinely hard, and finding that out after you have paid professional fees helps nobody.

Read the full European finance guide, including the CRD VI changes taking effect in 2027 →

What changes when you cross a border

The timetable. Scotland has no exchange to completion gap. European transactions add notarial and registration steps that do not exist in England.

The security. An English legal charge does not work in Scotland, and an English debenture does not catch Scottish assets. Northern Ireland and the Channel Islands each require their own documentation and local counsel, as does every European jurisdiction.

The lender pool. Fewer lenders operate in each additional jurisdiction, which makes whole of market search more valuable, not less. Scotland narrows it to around a quarter of our panel; the Channel Islands and most European markets narrow it further again.

The minimum size. Broadly unchanged within the UK. Materially higher in Europe, because dual jurisdiction legal and structuring costs do not scale down.

The tax. LBTT rather than SDLT in Scotland, with an 8% Additional Dwelling Supplement against England's 5% higher rate. European transfer taxes and registration duties vary widely and belong in the appraisal from the outset.