Private banks play a defining role in the 2025 property finance market. Where mainstream lenders follow rigid affordability rules and often decline complex applications, private banks take a nuanced, relationship-driven view of wealth. Their underwriting is designed for clients with assets distributed across multiple countries, with income that does not always fit a traditional payslip model, and with ownership structures that include offshore companies, trusts, and layered SPVs.

These banks have evolved specifically to support high-net-worth individuals and global families for whom UK-centric lending models simply do not work. For example, a significant percentage of our clients at Willow Private Finance hold wealth through companies registered in Jersey, Guernsey, Luxembourg, Singapore, or the UAE. Others use long-standing family trusts or investment vehicles that consolidate assets across continents. Private banks understand these structures because they form the core of their existing client base.

This type of lending often intersects with asset-based borrowing, where clients rely more on global portfolios than earned income—an approach explored in detail in our article on high-net-worth asset-based lending. It is also highly relevant for international families whose income or wealth is spread across borders, as outlined in our guide to UK mortgages for international buyers.

This guide explains—clearly and comprehensively—how private banks approach lending to offshore companies and complex structures in 2025, what documentation is required, how underwriting differs from mainstream lending, and the strategies that help clients secure high-value property finance successfully.

Why Private Banks Understand Offshore and Complex Structures

Private banks operate on a fundamentally different model from retail lenders. Their core clients routinely use companies and trusts to hold property, manage multi-currency assets, access international investment markets, and plan generational wealth. In these environments, offshore structures are not unusual—they are expected.

As a result, private banks focus on applied judgment rather than rigid formulaic affordability. They evaluate the totality of a client’s wealth, not just salary income. They look at liquidity held across jurisdictions, the stability of investment portfolios, the robustness of trustees or directors, and the long-term financial position of the individuals behind the entity.

This means an offshore company holding no active income is not a concern. A trust owning a London townhouse is not unusual. A Singapore-based SPV acquiring UK residential property is standard. What matters is transparency, structure, and the ability of the ultimate beneficial owner—or the trust—to support the mortgage.

In contrast, mainstream lenders struggle with these arrangements because their systems are built around payslips, UK tax returns, and simple ownership models. Private banks are built for global complexity.

How Private Banks Assess Offshore Companies in 2025

When an offshore company applies for a mortgage, private banks undertake a detailed but highly commercial assessment. Unlike high-street lenders, they do not require the company to demonstrate income or trading strength. Instead, they examine the jurisdiction, the purpose of the company, the quality of governance, and—most importantly—the individuals who ultimately control it.

The first thing lenders look at is jurisdictional quality. Companies registered in well-regulated centres like Jersey, Guernsey, Luxembourg, Hong Kong, and Singapore are readily accepted. These locations have strong compliance frameworks that align well with private-bank due-diligence standards. Jurisdictions with weaker transparency or less stringent anti-money-laundering regimes may require additional legal oversight, but they are not necessarily excluded.

The next step is ownership clarity. Private banks require a complete understanding of who the beneficial owners are, how they accumulated their wealth, and the ongoing sources of liquidity that underpin their financial strength. This often involves reviewing corporate documents, shareholder registers, personal wealth summaries, and audited investment portfolios. Transparency is not optional—it is fundamental to approval.

After this, lenders assess whether the offshore structure creates a practical or legal constraint on lending. They review the company’s memorandum, articles, and board authorities to confirm that the entity has the power to borrow and grant legal charges over property. If amendments are required, trustees or directors must approve them before the bank proceeds.

What distinguishes private banks here is that they approach these steps pragmatically rather than procedurally. They deal with offshore administrators and corporate service providers daily. Complexity is normal to them, not a red flag.

Lending to Trust-Owned Companies and Hybrid Structures

Many offshore companies used in property transactions are owned by trusts. This introduces additional layers of governance, but private banks are highly experienced in navigating them.

A private bank underwriter will typically want to understand the trust’s purpose, its longevity, the profile of the beneficiaries, and the authority of the trustees. They examine trust deeds not because they expect issues, but because they must ensure the trustees can legally hold property and take on secured borrowing.

For families with intergenerational planning in place, the trust may already own investment portfolios or international assets. In these cases, private banks often view the structure as stronger than a simple company, because trusts generally hold diversified wealth and operate under professional governance.

Hybrid structures—where an offshore company is owned by a trust, which itself sits within a family office arrangement—are also common, particularly among Middle Eastern, Asian, and European families. These structures can support extremely competitive lending terms when the family provides liquidity statements or investment portfolio summaries showing significant wealth.

Mortgage Structures Private Banks Offer in 2025

Private banks do not offer “off-the-shelf” mortgages. Every loan is tailored to the structure and the wealth behind it. Their products are designed around private client needs, not mass-market constraints.

A common arrangement is a mortgage to an offshore company or trust-owned SPV supported by personal guarantees from the principal beneficiary or shareholder. The loan may be interest-only for long periods, reflecting the client’s liquidity and low-risk profile.

Another structure involves pledging investment portfolios held by the company, trust, or beneficial owner. This can significantly enhance borrowing power and reduce pricing. It is a natural extension of the strategies explored in our guide on using investment portfolios to finance UK property.

Private banks also provide multi-currency mortgages. This is particularly useful for clients whose wealth is denominated in USD, EUR, CHF, SGD, or AED. The facility may be serviced in a foreign currency while the property is in the UK, allowing the borrower to align mortgage costs with their income or investment returns.

Finally, many private banks offer liquidity lines or revolving credit facilities that allow borrowers to move quickly in competitive markets. These are increasingly used to secure purchases before a longer-term mortgage is arranged.

Documentation Private Banks Require and Why It Differs from Mainstream Lending

Although private banks require extensive documentation, the nature of what they request is fundamentally different from mainstream lenders. Instead of payslips and UK tax calculations, they ask for trust deeds, corporate registers, wealth summaries, asset valuations, and audited statements.

The documentation helps the bank piece together a clear picture of who owns the structure, what assets support the loan, and how the borrower will meet long-term obligations. They also require certified identification for all parties, board or trustee resolutions, and—where applicable—legal opinions from the jurisdiction of incorporation.

Private banks are not looking for income in the traditional sense. They want to understand liquidity, asset stability, wealth sustainability, and long-term financial resilience. These criteria align far more naturally with offshore and complex structures than mainstream lending ever could.

Challenges Faced by Borrowers with Offshore Companies or Trust Structures

Even with private banks’ flexibility, certain challenges remain.

The first is timing. Because trust deeds, corporate documents, and resolutions must be reviewed in detail, the process typically takes longer than a standard mortgage. If the structure spans multiple jurisdictions, documentation may need to be notarised, apostilled, or translated.

Another challenge is that not all private banks are comfortable with all jurisdictions or trust types. Some have strict internal rules that restrict certain offshore centres or require enhanced due diligence.

A further complexity arises when private banks request assets under management (AUM) as part of the lending relationship. While this often unlocks stronger borrowing terms, it may not always align with the client’s existing wealth-management preferences.

Finally, borrowers must consider the tax implications of owning UK property through offshore entities. Although this article does not provide tax advice, it is essential that clients receive specialist tax guidance before finalising any structure.

Smart Structuring Strategies for 2025

Borrowers achieve the best outcomes when they anticipate private-bank requirements early. Ensuring that trust deeds and company constitutions explicitly permit borrowing is one of the most important steps. Many delays occur because these powers must be added retrospectively.

Another effective strategy involves preparing comprehensive wealth summaries before the bank’s initial review. Private banks value clarity; providing a holistic overview of assets, liabilities, income sources, and liquidity helps underwriters build a complete picture quickly.

For clients holding investment portfolios, the option to pledge assets can significantly improve pricing and LTV. Private banks often view this as a sign of strong alignment, reducing perceived risk and increasing appetite.

In more complex structures, appointing professional trustees or directors can also streamline the underwriting process, as private banks often work more efficiently with regulated trust and corporate service providers.

A Typical Private-Bank Offshore Lending Hypothetical Example

One of the most common scenarios we see involves a client who is a global entrepreneur with businesses across the Middle East and Asia. Their primary assets sit within a holding company domiciled in Singapore, while their family wealth is administered through a Guernsey discretionary trust. They wish to acquire a £7–£10 million property in London for long-term family use.

A private bank will not look for UK income. Instead, it examines global liquidity, recent financial statements from the holding company, and investment portfolio summaries held within the family trust. The loan may be structured to the offshore company, supported by a personal guarantee and possibly an asset pledge. A mainstream lender would decline such a case immediately. A private bank views it as routine.

Outlook for 2025 and Beyond

Private banks are expected to continue expanding their offering for offshore companies and trusts throughout 2025 and into 2026. The demand from global families for UK property remains strong, and private banks value the opportunity to develop long-term wealth relationships.

The direction of travel is clear: underwriting will remain thorough, but private banks will continue to prioritise commercial judgment, global wealth assessment, and flexibility in structuring. Borrowers who prepare early and work with specialist advisors will consistently achieve the best outcomes.

How Willow Private Finance Can Help

Willow Private Finance specialises in arranging high-value mortgages for offshore companies, trust-owned structures, and internationally based clients. We manage the entire process—from initial structuring discussions to coordinating trustees, directors, corporate administrators, and private-bank underwriters.

Our relationships with leading private banks across the UK, Europe, Singapore, the Middle East, and key offshore centres allow us to match clients with lenders whose policies align with their structure and long-term goals. Whether the entity is based in Jersey, Guernsey, Singapore, the UAE, Hong Kong, the BVI, or elsewhere, we help ensure the application is positioned correctly and efficiently.

Frequently Asked Questions

Q1: Do private banks still lend to offshore companies in 2025?
Yes. Private banks remain the most active lenders for offshore companies, provided the structure is transparent and supported by strong global wealth.

Q2: Will I need to give a personal guarantee?
In many cases yes, particularly where the offshore entity does not hold significant liquid assets. Private banks treat guarantees as normal practice.

Q3: Which offshore jurisdictions are most accepted?
Jersey, Guernsey, Luxembourg, Singapore, Hong Kong and the UAE are widely accepted due to strong compliance standards.

Q4: Can private banks lend to trust-owned companies?
Yes. This is extremely common, especially for high-value residential purchases and long-standing family wealth structures.

Q5: Do private banks assess foreign income?
Absolutely. They specialise in analysing multi-country income and global liquidity, far beyond the capabilities of mainstream lenders.



Q6: Do these structures take longer to complete?
They can, due to documentation, trustee coordination, and jurisdictional requirements. Early preparation significantly reduces delays.

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