End-to-End Process
How development finance
actually works
We think you deserve to know exactly what happens, step by step, before you pick up the phone. No jargon. No surprises.
For property investors and developers, we structure each deal and place it with the lender that genuinely wants it, so you get the right price and a completion without surprises.
- The right lender, not just any lender.The number of lenders matters less than which one wants your deal. That is how the price comes out right.
- Through without trouble.We'll know your deal as well as you do before any lender sees it. The right solicitors and valuers, a complete valuation pack, and the known issues dealt with before they arise. Our pack usually gets the right terms back with very few questions - often just a few small points and a general discussion.
- Nothing hidden.Every fee in writing before you commit. Justin reads every enquiry himself.
We ask a lot of questions up front. It's how the lender's committee says yes. We find the weak points before the lender does, and answer them in the structure and the case we put forward. Our aim: no surprises at credit committee.
10 Steps
Enquiry to Exit
Click any step to expand the detail. This is the same process whether your project is £200k or £100m+.
Typical Timeline
1–3
days to appraisal
5–10
days to Heads of Terms
4–8
weeks to drawdown
End to end
support throughout build
1 Initial Enquiry
Day 1
Initial Enquiry
Day 1
No fact-find forms. No portals. Just a conversation. Call us, email us, or WhatsApp us with the basics — site address, unit numbers, rough costs and what you're looking to achieve.
2 Development Appraisal
Days 1–3
Development Appraisal
Days 1–3
We write the development appraisal — not you. We model your costs, revenues, finance structure and profit margins. We identify the optimal capital stack and present multiple scenarios so you can see exactly how your project economics work.
3 Lender Selection
Days 3–5
Lender Selection
Days 3–5
We match your project to the right lenders from the 115 lenders active in the market, plus family offices, mezzanine providers and equity partners. We don't scatter-gun — we target the lenders most likely to offer competitive terms for your specific project type, location and scale.
4 Heads of Terms
Days 5–10
Heads of Terms
Days 5–10
We negotiate Heads of Terms (HoTs) with the shortlisted lenders. We compare offers side-by-side, explaining the differences in plain English — not just rate and fees, but also conditions, monitoring requirements, and drawdown mechanics. You choose the best fit.
5 Valuation & Due Diligence
Weeks 2–4
Valuation & Due Diligence
Weeks 2–4
Once you accept HoTs, the lender instructs their valuer and solicitor. We project-manage this — chasing surveyors, answering valuer queries, ensuring your QS cost plan and build programme are in the right format. We know what lender panels want and we prepare you for it.
6 Credit Committee
Weeks 3–5
Credit Committee
Weeks 3–5
The lender's credit committee formally approves the facility. We've already stress-tested the deal through their criteria, so there should be no surprises. If conditions are attached, we work with you to satisfy them quickly.
7 Legal & Documentation
Weeks 4–6
Legal & Documentation
Weeks 4–6
Lender solicitors draft the facility agreement and your solicitor reviews it. We stay across the legal process, flagging any unusual conditions and ensuring both sides are moving at pace. We know what's standard in a facility agreement and what's not.
8 Drawdown
Week 6+
Drawdown
Week 6+
Initial drawdown — typically land cost plus any day-one costs. The facility is live and construction can begin. We ensure all CPs (conditions precedent) are satisfied before drawdown day so there are no last-minute delays.
9 Build Monitoring
Throughout construction
Build Monitoring
Throughout construction
The lender's monitoring surveyor inspects progress at each drawdown stage. We help you prepare for these visits and manage the drawdown process — ensuring funds flow smoothly as construction progresses. If issues arise on site, we help you communicate with the lender proactively.
10 Completion & Exit
End of term
Completion & Exit
End of term
Construction completes and you execute your exit strategy — whether that's sales, refinance into a term facility, or handover to a forward commit buyer. If you need dev exit funding to bridge to sell-out, we arrange that too. We stay with you from first call to final exit.
Be Prepared
What we'll need from you
Not all of this on day one — but having these ready speeds up the process significantly.
Site Information
- ◆ Site address and title details
- ◆ Planning permission (or application)
- ◆ Purchase price or current ownership
Build Details
- ◆ Unit mix and floor areas
- ◆ Build cost estimate or QS report
- ◆ Build programme / timeline
Sales & Values
- ◆ Comparable sales evidence
- ◆ Agent's letter or valuation
- ◆ GDV by unit type
Developer Profile
- ◆ Track record / CV of projects
- ◆ Company details and structure
- ◆ Personal net asset statement
Professional Team
- ◆ Architect details
- ◆ Contractor / builder
- ◆ Solicitor details
Finance
- ◆ Equity available / source
- ◆ Any existing debt on site
- ◆ Preferred funding structure
Who it is for
Who we work with
We work with anyone borrowing for business or investment purposes. That includes individuals, landlords, trustees, SPVs, LLPs and limited companies.
The one exception is regulated lending. We cannot help with a loan against a home the borrower or their family live in.
Your options
Where you can get development finance
There is more than one way to find a lender. This is how the main routes compare, so you can choose the one you can explain to a co-director, accountant or solicitor.
| Route | What it means | Worth knowing |
|---|---|---|
| Go direct to a lender | You approach one lender yourself. | No broker fee. You see only that lender's terms, and you prepare and present the case yourself. |
| Use your own broker | A broker you already know takes the case to lenders. | A familiar contact. Ask which parts of the market they cover and how they are paid. |
| A large broker or marketplace | A large firm or online platform that matches deals to lenders. | Wide reach. Ask who will handle your case and whether you will deal with the same person throughout. |
| Use us | A specialist broker. Justin reads every enquiry himself. | We build the paper, the data room and the lender presentation. Our fees are set out below. |
| Wait | Hold off until the project or your position is stronger. | A sound choice if the numbers do not yet work. We will tell you honestly if that is the case. |
Who you deal with
Justin, Principal, from first enquiry
- Justin reads every enquiry himself.
- He calls, mainly, or emails back the same working day, often within a couple of hours.
- If he thinks the deal will run, he asks for all the information he needs.
- He then builds the paper, the data room and the lender presentation.
Fees
What you pay and when
- Our fee: generally 1% of the gross loan, due on completion. On a £1,000,000 loan that is £10,000.
- Application fee: an upfront fee is possible, depending on how complex the deal is. We agree it with you in writing first.
- Lender fees: lender arrangement fees are typically 1-2%. At 1%, a £1,000,000 loan carries a £10,000 lender fee.
- Lender-paid fees: lenders do not generally pay us a fee, but it can happen. If it does, we will tell you.
Before you decide
Questions your accountant or solicitor may ask
- Who will I deal with? Justin, from the first enquiry.
- What will it cost, and when is it due? See the fees above. Our fee is generally due on completion.
- Do you receive anything from the lender? Generally no, but it can happen. If it does, we disclose it.
- Who can you not help? We cannot help with a loan against a home the borrower or their family live in.
More answers are on our FAQ page.
Ready to start?
Step 1 is just a conversation. No forms, no commitments, no cost. We'll tell you honestly whether your project stacks up — and if it does, we'll get to work.