Commercial finance built around the property and the business behind it.
Independent, whole-of-market advice for owner-occupiers, commercial investors, landlords, developers and private clients purchasing, refinancing or releasing capital from UK commercial property.
What should the property finance achieve?
The same building can require a different lender depending on who occupies it, how income is generated, the ownership structure and the intended use of capital.
Buy premises for your business
Combine the property security with a clear trading and affordability case.
See how lenders assess it → InvestAcquire a tenanted commercial asset
Structure debt around rent, tenant covenant, lease and reletting risk.
Explore investment credit → RefinanceReplace debt or release equity
Improve maturity, cost or flexibility while protecting cash-flow headroom.
Model the facility → Mix usesFinance shops with flats or mixed assets
Match commercial, residential and semi-commercial features to lender appetite.
Assess the asset → BridgeMeet a deadline before term finance
Use short-term capital only where the stabilisation and exit are credible.
Compare routes → OperateFinance a specialist trading property
Present sector experience, trading performance, valuation and business resilience.
Prepare the credit file →See what changes the credit conversation.
Choose the closest transaction type. The panel shows the evidence, security and risk factors likely to shape lender appetite.
Use the right capital for the right phase.
Term mortgages, bridging, development facilities and property-backed business loans solve different problems. Compare total structure—not rate alone.
Commercial mortgage
- Best for
- Purchase or refinance of established premises or investments
- Underwritten on
- Property, cash flow, lease or trading strength
- Watch
- Valuation, covenants, amortisation and early repayment
Commercial bridge
- Best for
- Auctions, deadlines, vacant assets and refinance gaps
- Underwritten on
- Security and a credible exit
- Watch
- Rolled interest, fees, default terms and exit timing
Development finance
- Best for
- Construction, conversion and material refurbishment
- Underwritten on
- Cost, value, experience, programme and exit
- Watch
- Contingency, monitoring and cost overruns
Property-backed business loan
- Best for
- Growth, acquisition, equipment or restructuring
- Underwritten on
- Business cash flow and available property equity
- Watch
- Use of funds, servicing and property exposure
Test leverage and cash-flow headroom.
Model loan-to-value, annual payment, debt-service cover and a rate-stress scenario. This is an illustrative planning tool, not a lending decision.
For an investment, use sustainable net rent after non-recoverable property costs. For owner-occupied premises, use an appropriately adjusted business cash-flow figure. Obtain accounting advice where required.
Actual lender calculations vary. Valuation methodology, rental adjustments, lease profile, trading quality, amortisation, fees, covenants and sector policy are not captured here.
Make the transaction easy for credit to understand.
A strong submission connects the purpose, property, people, cash flow and exit. It also identifies the weaknesses before a lender does.
Ask Willow to review the structureStructure first. Approach the market second.
A controlled lender process protects time, credibility and negotiating position.
Diagnose the transaction
Clarify purpose, property, ownership, cash flow, timing and non-negotiables.
Build the credit narrative
Present accounts, leases, experience, security and exit as one coherent case.
Target suitable lenders
Compare banks, challenger banks, specialists and private credit where appropriate.
Coordinate execution
Manage valuation, legal, compliance, credit conditions and drawdown.
Keep maturity visible
Plan covenants, refinance, sale or repayment before the facility becomes urgent.
Research the issue shaping your transaction.
Filter Willow’s commercial-property library by scenario, resource type and keyword—from owner-occupied premises and mixed-use assets to commercial bridging and international investment.
1 · Choose the commercial finance scenario
2 · Resource type
Commercial mortgage questions, answered clearly.
Terms and appetite vary significantly by property, sector, borrower and lender. These answers provide a practical starting point.
What is a commercial mortgage?
A loan secured against property used for business or commercial investment purposes. It may finance owner-occupied premises, tenanted commercial property or certain mixed-use assets.
How much can I borrow?
It depends on valuation, property type, borrower strength, income, lease or trading performance and lender policy. Lenders usually consider both loan-to-value and debt-service capacity.
What is the difference between owner-occupied and investment commercial finance?
Owner-occupied lending focuses heavily on the trading business and its ability to service debt. Commercial investment lending focuses more on rent, tenant covenant, lease terms, vacancy and reletting prospects.
Can I obtain a mortgage on a shop with flats above?
Potentially. Lenders assess the proportion of each use, titles, leases, access, planning, valuation and income. The case may fit semi-commercial, specialist buy-to-let or commercial criteria.
Can a new business buy its premises?
Potentially, but limited trading history may narrow lender appetite. Experience, projections, deposit, wider income, guarantees and the property itself may become more important.
Can I release equity for business purposes?
Potentially. A lender will assess the property, current debt, post-transaction cash flow and proposed use of funds. The additional borrowing must remain sustainable.
What properties can be financed?
Offices, retail, industrial, warehouses, mixed-use buildings and many specialist trading properties may be considered. Hotels, care, leisure, healthcare and licensed premises often require sector-specific lenders and valuations.
How long does a commercial mortgage take?
Timing varies with complexity, valuation, legal title, leases, accounts, compliance and lender process. A well-prepared straightforward case may progress relatively quickly; complex assets can take materially longer.
When is commercial bridging appropriate?
It can help with auctions, fixed deadlines, vacant or transitional assets, works and refinance gaps. It should be supported by a credible and well-timed sale or term-refinance exit.
Are commercial mortgages regulated by the FCA?
Most commercial mortgages are not regulated, although the position depends on the borrower, security and use. Willow will explain the relevant status for the proposed transaction.
Bring us the property, purpose, numbers and deadline.
We will identify the information that matters, the commercial mortgage routes worth testing and the execution risks to address early.
You do not need every document ready for the first conversation.
Keep sensitive information secure.
Do not send identification, bank statements, accounts or other sensitive documents by ordinary email or WhatsApp. Willow will explain how to share documents securely.