For many high-net-worth (HNW) families, Prime Central London (PCL) property ownership extends beyond personal names. Whether for confidentiality, asset protection, or legacy planning, holding property through a trust or Family Investment Company (FIC) is a common and established practice.

Yet, when it comes to financing these assets, the structure that protects wealth can also complicate lending. Lenders must navigate layers of ownership, governance, and compliance before approving a loan. That complexity means even well-qualified borrowers can face slower decisions, reduced leverage, or additional scrutiny.

In 2025, however, attitudes are changing. Private banks, boutique lenders, and family offices are adapting to serve structured borrowers more efficiently. They recognise that modern wealth management — especially in London’s ultra-prime market — increasingly involves layered corporate and trust frameworks rather than straightforward personal borrowing.

At Willow Private Finance, we bridge this gap daily. Our role is to translate sophisticated ownership arrangements into language and documentation lenders can understand, ensuring approvals proceed smoothly without compromising client objectives.

For further reading, see our article Succession Planning for Prime Central London Homes.

Market Context in 2025

After years of global economic adjustment, 2025 has brought renewed focus on structure and transparency in lending. The UK continues to enforce rigorous anti-money laundering (AML) and Know Your Client (KYC) rules, requiring lenders to verify beneficial ownership and control of every entity involved in a transaction.

Simultaneously, international families continue to prefer corporate and trust structures for legitimate reasons — succession efficiency, governance control, and asset segregation.

The result is a nuanced lending market. While mainstream banks still lean towards individual borrowers, private banks and specialist lenders increasingly accommodate structured ownership — provided documentation and oversight are clear. This has become particularly relevant in Prime Central London, where family offices and investment companies now own a growing share of residential assets valued between £5 million and £50 million.

Understanding Structured Ownership

A Family Investment Company (FIC) is typically a private company established to hold family assets, often including property. Shares are distributed among family members, allowing control and income to be managed flexibly. An FIC offers advantages such as centralised management, governance continuity, and the ability to segregate ownership from day-to-day use.

A trust, by contrast, is a legal relationship where trustees hold property for the benefit of beneficiaries. Trusts can provide continuity across generations and ensure assets are managed according to defined family intentions.

Both vehicles are legitimate, long-established means of managing wealth. However, because neither is a living individual, lenders must assess them differently — examining their legal documentation, governance, and ultimate beneficial ownership (UBO) before approving finance.

How Lenders Assess Trusts and FICs

In 2025, lenders approach structured borrowing with an emphasis on transparency and control. For an FIC, they will want to review company accounts, shareholder registers, and Articles of Association to understand voting rights and distribution powers.

For trusts, lenders focus on the trust deed, trustee powers, and beneficiary rights. They will confirm that trustees have the authority to borrow and mortgage assets, and that beneficiaries consent where required.

The due diligence process often extends beyond paperwork. Many private banks will hold meetings with trustees or family representatives to discuss strategy and risk appetite. They are not simply underwriting a property — they are underwriting a governance system.

While this can lengthen timelines, it also leads to more bespoke solutions. For example, a lender may tailor repayment schedules to match trust income distributions, or set loan covenants aligned with family governance policies.

Financing Trends in 2025

Several key shifts are shaping the structured lending landscape this year.

First, private banks have become more comfortable lending to FICs. Historically, some institutions avoided company-owned residential property because of perceived complexity. Now, competition for high-value clients has encouraged them to adapt. Dedicated “structured lending” teams are common, and documentation standards have become more consistent.

Second, ESG and governance criteria are influencing underwriting. Lenders increasingly consider how family structures demonstrate stewardship and responsible ownership. Trusts and companies with transparent governance frameworks often achieve more favourable pricing.

Third, cross-border structuring has improved. Many UK lenders now work alongside legal teams in the Channel Islands, Singapore, or Dubai to verify offshore entities efficiently. This has shortened approval times and improved confidence in international borrower profiles.

Challenges Borrowers Face

Despite progress, structured borrowing is still more complex than personal lending. The biggest challenges remain documentation, time, and understanding.

Borrowers must be ready to provide certified copies of trust deeds, company resolutions, and UBO registers. Each layer adds verification steps — particularly if multiple jurisdictions are involved.

Timelines can be longer, as lender compliance teams review documents and liaise with external counsel. However, brokers can significantly reduce friction by anticipating these requirements early in the process.

Another challenge lies in perception. Some lenders remain cautious about entities that appear overly complex or opaque. Demonstrating legitimate purpose and governance transparency is essential. At Willow Private Finance, we prepare detailed ownership summaries and narrative explanations to help lenders quickly assess risk without unnecessary escalation.

Smart Strategies for Borrowers

The most effective way to secure structured lending in 2025 is through proactive preparation. Borrowers should ensure that all trust or company documentation is up to date, signatories are identified, and financial accounts are current.

Engaging a specialist broker early in the process also ensures lenders are matched to structure. Some private banks prefer trusts; others favour company vehicles. Selecting the right partner avoids wasted time and duplicative due diligence.

Another strategy is to maintain continuity with a single relationship lender. Once a private bank is familiar with a family’s governance structure, subsequent borrowings — whether for refinancing, acquisition, or development — become far faster and simpler.

Finally, clear communication between the borrower’s advisory team is crucial. The solicitor, trustee, accountant, and mortgage broker must work in unison to deliver documentation that satisfies both regulatory and commercial requirements.

Hypothetical Scenario

A UK-resident family owns a £15 million apartment building in Mayfair through a Family Investment Company. The property is debt-free, but the family wishes to release £6 million for diversification.

Willow Private Finance arranges a refinancing facility through a private bank experienced in structured lending. The facility is secured at the company level, with personal guarantees limited to directors. All governance documents are reviewed and approved in advance, reducing lender turnaround time to six weeks.

The result is a competitive, flexible loan that maintains asset protection while unlocking capital — allowing the family to reinvest without disturbing long-term ownership or inheritance plans.

Outlook for 2025 and Beyond

The direction of travel is clear: structured lending is now mainstream. In the next few years, we expect lenders to further simplify onboarding for trusts and FICs, supported by digital verification tools and harmonised documentation standards.

Private banks, in particular, will continue to dominate this space — combining traditional discretion with modern governance expertise. As family wealth globalises, these institutions are positioning themselves as custodians of multi-generational property portfolios rather than simple mortgage providers.

For affluent borrowers, the opportunity lies in aligning finance, structure, and strategy. Those who integrate all three will not only preserve privacy and control but also gain agility — the ability to refinance or redistribute assets quickly as family circumstances evolve.

How Willow Private Finance Can Help

At Willow Private Finance, we specialise in arranging property finance for clients using trusts, corporate vehicles, and Family Investment Companies. Our deep experience in structured lending means we know exactly how to package complex ownership cases for swift lender approval.

We maintain close relationships with private banks, boutique lenders, and legal firms across the UK and internationally. This enables us to coordinate every aspect of the lending process — from document preparation and compliance to term negotiation and execution.

Whether the goal is refinancing, liquidity release, or new acquisition, Willow ensures that structured ownership enhances, rather than hinders, your access to finance.

Frequently Asked Questions

Q1: Can I get a mortgage if my property is owned through a trust or company?
A: Yes. Many private banks and specialist lenders offer finance to trusts and Family Investment Companies, provided ownership and control are transparent.

Q2: Is lending to trusts more expensive?
A: Not necessarily. Pricing depends on the structure, liquidity, and borrower relationship. Well-managed entities often secure terms similar to personal lending.

Q3: How long does approval take for structured lending?
A: Typically six to ten weeks, depending on documentation. Early preparation significantly reduces turnaround time.

Q4: Do lenders require personal guarantees from directors or trustees?
A: Often yes, especially for FICs. Guarantees demonstrate commitment but can usually be limited to specific obligations.

Q5: Are offshore entities acceptable to lenders?
A: Many UK lenders accept offshore companies or trusts, provided they comply with AML/KYC regulations and have clear governance.



Q6: What documents will a lender request?
A: Expect to provide company or trust constitutions, financial statements, shareholder or beneficiary lists, and certified identification for all parties.

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