Worked example: £300,000 unregulated residential loan at 0.65%/month for 9 months.
Monthly interest: £1,950. Total interest over term: £17,550. Add a 2% arrangement fee (£6,000) and TT fee (£35): total cost of borrowing approximately £23,585. Exit repayment: £300,000 principal.
We’d always run this comparison before choosing rolled-up versus serviced interest.
On a 9-month bridge, serviced preserves your day-one capital; rolled-up avoids your monthly cash commitment.
The difference in total cost is small. The difference in your cash flow during the term is real.
Rolled-Up vs Serviced Interest
West One offers three interest structures on unregulated bridging: retained, rolled-up, and serviced. Regulated bridging uses retained interest only.
Retained interest is calculated for the full term and deducted from the gross advance before drawdown. You make no monthly payments; the net day-one cash is reduced by the full interest reserve.
Rolled-up interest accrues monthly and is added to the loan balance. No monthly payments, but the exit repayment is slightly higher than the principal due to compounding.
Serviced interest is paid monthly, like an interest-only mortgage. Day-one capital is maximised but requires a regular monthly income stream. West One subjects serviced interest to a strict affordability assessment.
Fees and Charges
West One Fees and Charges
| Provider | Best For | Key Feature | Annual Fee | Action |
|---|---|---|---|---|
 | Property investors and developers needing loans over £1m with minor adverse credit history; auction finance buyers needing 2–3 day fast-track completion; bridgers who want no early repayment charges | From 0.55%/month | View Deal → | |
 | Regulated or mid-market unregulated bridging where loan size is under £5m | Higher than banks, flexibility premium | View Deal → | |
 | Light-to-heavy refurbishment investors who need maximum day-one leverage | From 0.79%/month | View Deal → | |
 | Severe adverse credit; cases where credit history prevents other lenders from lending | From 0.73%/month | View Deal → |
What Affects Your Rate
LTV tier. The lower your LTV, the lower your rate. Rates are typically banded at 50%, 60%, 65%, and 75% LTV for residential products.
Charge priority. First charge loans carry lower rates than second charge. Second charge loans sit behind an existing first charge mortgage, increasing the lender’s risk.
Property type. Standard residential attracts the lowest rates. Commercial and semi-commercial products start at 0.95%/month regardless of LTV.
Adverse credit profile. Minor adverse (CCJs under £500, old defaults) may not affect rate. Heavier adverse is priced into specialist tiers from 0.95% to 1.60%/month.
West One Bridging Loan Eligibility
Who Can Apply
West One lends to you whether you are an individual, limited company, SPV, LLP, or offshore entity from £1m. Both first-time investors and experienced property professionals are accepted.
You do not need to demonstrate a minimum income for unregulated bridging. West One’s underwriting model centres on the asset and your exit strategy rather than your income history. That’s the key distinction from a buy-to-let mortgage.
Property Types, LTV and Adverse Credit
Standard residential (houses, flats, new builds, leasehold): maximum 75% LTV on first charge; 65% on second charge.
Unmortgageable properties (no kitchen, bathroom, central heating, or running water): accepted. Loan sized against current unmodernised value.
HMOs and MUFBs: up to 6 beds/units on standard criteria; up to 10 units with enhanced criteria; 11+ units on referral.
Mixed-use and semi-commercial: accepted where residential element is under 50% of total floor space.
Land: accepted with and without planning permission. Exact LTV on land without planning is case-by-case.
Commercial: offices, retail, standard commercial accepted. Care homes, places of worship, and football clubs excluded.
Adverse credit. West One does not run automated credit scoring without your permission. Satisfied CCJs and defaults are ignored entirely. Unsatisfied CCJs and defaults under £500 are also ignored. That’s one of the most specific adverse credit positions in the market.
If you have up to two unsatisfied CCJs over £500 within the last 12 months, you may still qualify on specialist tiers.
Missed payments: if your record includes missed or late payments on unsecured credit, these are accepted, especially where your loan proceeds clear those arrears.
IVAs and DMPs: if your IVA or Debt Management Plan is discharged, West One accepts it at 12, 24, or 36 months depending on product tier. Active IVAs are accepted if your loan proceeds repay them.
Bankruptcy: standard tiers require no previous bankruptcy. Specialist tiers accept your discharged bankruptcy if it is more than 3 years old.
Security Requirements
Your primary security is a first or second legal charge over the property. For second charge bridging, your combined LTV including the existing mortgage must fall within West One’s limits (maximum 65% combined).
No personal guarantee is required as standard on your unregulated bridging loan. West One covers England, Wales, and mainland Scotland.
West One Bridging Loan Application Process
How to Apply for a West One Bridging Loan
West One accepts your application directly or via a broker. To start your case you need to provide the property address, estimated value and loan amount, your intended exit strategy, adverse credit disclosure if applicable, and your required completion timeframe.
For development cases, site plans and planning references are required. When you apply via a broker, West One pays the procuration fee, and experienced brokers often have direct BDM contacts who can fast-track your case assessment.
Valuation, Legal Work and Documents Needed
Valuation. Standard cases require a physical valuation commissioned by West One and paid upfront by the borrower. For eligible properties at lower LTVs, Automated Valuation Models (AVMs) are available, removing the physical valuation cost and significantly accelerating the timeline.
Legal work. Dual legal representation (a single solicitor acting for both lender and borrower) is permitted and reduces completion time and legal costs. For fast-track bridging up to £750,000, West One offers a free legal service via appointed in-house solicitors.
Documents required: proof of identity, evidence of the exit strategy (sale agreement, mortgage in principle), property title and planning documents where applicable. Income evidence is not required for unregulated bridging.
Decision and Completion Times
Decision in principle: instant via broker portal for standard residential. Complex commercial structures take 24–48 hours.
Standard completion: West One’s quoted average is 14 days from initial enquiry. This assumes a physical valuation and standard legal process.
Fast-track completion: where AVM is used and dual legal representation is instructed, West One can complete in 2–3 days. Designed specifically for auction purchases and time-critical chain breaks.
If you’re buying at auction and the hammer falls on Wednesday, West One’s AVM fast-track means you can have funds within 2–3 days. That’s what the 28-day auction completion window is designed for.
We’d recommend confirming AVM eligibility with a broker or West One directly before assuming fast-track is available for your case.
Exit Strategy and Risk
Acceptable Exit Routes
West One requires a credible exit strategy at application.
Acceptable exits include: open-market sale of the property; refinance onto a buy-to-let mortgage (including West One’s own Bridge-to-Let product); residential mortgage refinance for regulated bridging; development exit finance; and cash redemption.
We’d note that West One’s Bridge-to-Let product offers a structural advantage: if you intend to refinance onto a buy-to-let mortgage at exit, West One can pre-agree your refinance at the start of the bridge, removing your refinance risk entirely. We’d rate that as a genuine differentiator.
Open vs Closed Bridge
A closed bridge has a confirmed exit date: exchange of contracts on your sale, or a formal mortgage offer received. An open bridge has no fixed exit date, typically because your sale or refinance has not yet completed.
West One accepts both. If your exit is confirmed, your closed bridge carries lower risk and typically attracts better rates. If your exit is open, expect a higher risk premium.
We’d always aim to close the bridge before drawdown where your timeline allows. Closed bridges attract sharper pricing.
What Happens If the Exit Is Delayed
If your exit does not complete by the end of the agreed term, West One applies an over-term fee monthly until the loan is repaid. If serviced interest payments are missed, default interest applies at 1%–2% per month above the contracted rate.
Extensions are not automatic. West One can grant them where you communicate early and your underlying asset retains adequate equity.
If your refinance date slips by two months, West One applies an over-term fee every month you’re past the end of your agreed term. Budget for that possibility.
In the event of sustained default, West One as the secured lender has the right to appoint a receiver and enforce against your security property. We’d treat any bridge with an uncertain exit as carrying real enforcement risk; the rate is irrelevant if the exit fails.
West One Bridging Loan Customer Reviews
What Customers Like
West One holds a Feefo rating of 4.7 out of 5 stars and a 4-star rating on Trustpilot (approximately 205 reviews at May 2026). Positive reviews consistently highlight speed of execution and willingness to take on complex cases.
Customers regularly name individual underwriters and completions officers in positive reviews, suggesting that the relationship-driven model extends beyond the BDM team.
Several reviews specifically mention West One completing deals that other lenders declined, particularly on adverse credit profiles and unusual property types.
Common Complaints
Negative reviews centre on communication during complex underwriting phases. Some borrowers reported difficulty getting clear status updates during due diligence, particularly on larger or more complex cases.
A smaller number of reviews mention slower-than-expected turnaround when the case encountered complications post-DIP. This is not unusual in specialist bridging, where completions can be held up by third-party solicitors or valuers.
We’d suggest requesting a named contact in the completions team at the start of any case to reduce the chance of communication gaps during the final stages.
West One Support and Regulation
Customer Support
West One provides support via a dedicated BDM network for broker-introduced cases. If you apply direct, you can contact the team via the West One website or telephone.
If your case is above £30m, a dedicated Premier Loan Team takes over. That matters when you need a structured facility that standard underwriting templates don’t cover.
We’d always ask for a named completions contact at the start of your case.
Regulatory Status and Complaints
West One Loans Limited is authorised and regulated by the Financial Conduct Authority for regulated mortgage activity. Its FCA authorisation covers products where the borrower or a close family member occupies the security property.
Unregulated bridging loans fall outside FCA oversight. FSCS protection does not apply to bridging loans.
If your bridging loan is regulated, you have the full range of consumer protections and access to the Financial Ombudsman Service. Raise your complaint with West One first; if it remains unresolved, you can escalate to the FOS. That matters if something goes wrong.
West One vs Alternatives
West One vs Together
West One vs Together Money
| Provider | Best For | Key Feature | Annual Fee | Action |
|---|---|---|---|---|
| Property investors and developers needing loans over £1m with minor adverse credit history; auction finance buyers needing 2–3 day fast-track completion; bridgers who want no early repayment charges | From 0.55%/month | View Deal → | |
| Regulated or mid-market unregulated bridging where loan size is under £5m | Higher than banks, flexibility premium | View Deal → | |
| Light-to-heavy refurbishment investors who need maximum day-one leverage | From 0.79%/month | View Deal → | |
| Severe adverse credit; cases where credit history prevents other lenders from lending | From 0.73%/month | View Deal → |
Together edges West One on regulated bridging rates (0.71% vs 0.75%) and on minimum loan size (£26,000 vs £75,000). If your loan is under £5m, regulated, and your adverse credit fits Together’s published thresholds, Together is worth comparing. The regulated rate gap is real.
West One pulls ahead on unregulated rates (0.55% vs Together’s 0.83%), maximum loan size (£30m+ vs £5m), and maximum term (24 months vs 12 months). For your large development or investment deal, West One’s capacity is the stronger tool.
West One vs Shawbrook
West One vs Shawbrook Bank
| Provider | Best For | Key Feature | Annual Fee | Action |
|---|---|---|---|---|
| Property investors and developers needing loans over £1m with minor adverse credit history; auction finance buyers needing 2–3 day fast-track completion; bridgers who want no early repayment charges | From 0.55%/month | View Deal → | |
| Regulated or mid-market unregulated bridging where loan size is under £5m | Higher than banks, flexibility premium | View Deal → | |
| Light-to-heavy refurbishment investors who need maximum day-one leverage | From 0.79%/month | View Deal → | |
| Severe adverse credit; cases where credit history prevents other lenders from lending | From 0.73%/month | View Deal → |
Shawbrook’s defining advantage is 85% LTV on residential refurbishment. If your deal hinges on maximising your day-one capital for refurbishment, Shawbrook may return more usable cash at drawdown.
West One beats Shawbrook on rate (0.55% vs 0.79%), maximum loan size, adverse credit specificity, and direct borrower access.
West One is the stronger starting point for standard residential and commercial bridges.
We’d only route to Shawbrook if your specific need is maximum-LTV refurbishment.
Final Verdict: Is West One Bridging Finance Worth It?
West One delivers on the two things specialist bridging most needs: speed and flexibility. Its 0.55%/month unregulated rate is among the lowest in the market.
Its manual adverse credit underwriting is one of the most specific and transparent available. That pattern matches what the product guide claims. And its loan capacity (up to £30m and above) makes it viable for large portfolio transactions that smaller specialist lenders cannot match.
No ERCs. Full stop. That benefit is real for any borrower whose exit timeline is variable.
The adverse credit transparency here is unusually specific for a specialist lender.
The AVM and dual legal fast-track option, completing in 2–3 days, is a genuine differentiator for auction purchases. That’s a genuine differentiator.
We’d recommend West One as the first call for property professionals with minor adverse credit, large loan requirements, or time-critical completions. We’d note that it loses ground to Shawbrook on refurbishment LTV (Shawbrook reaches 85%) and to Together on regulated rates and smaller loan sizes.
But across the broadest range of unregulated bridging scenarios, West One is a strong and well-evidenced choice. We’d expect most experienced property investors to shortlist it.
Frequently Asked Questions
What is the minimum loan amount for a West One bridging loan?
West One’s standard minimum bridging loan is £75,000. Some fast-track and Bridge-to-Let products cite lower minimums of £30,000 via specific routes, but £75,000 is the headline minimum for the core bridging range.
Does West One carry out a credit check for bridging loans?
West One does not run an automated credit score without your explicit permission. Its underwriting is manual and asset-first. Satisfied CCJs and defaults are ignored entirely. Unsatisfied CCJs and defaults under £500 are also ignored. This makes West One one of the most accessible specialist lenders for borrowers with adverse credit histories.
How quickly can West One complete a bridging loan?
West One’s average completion time is 14 days from initial enquiry. For eligible properties using an AVM and dual legal representation, West One can complete in 2–3 days. Fast-track eligibility depends on property type and LTV. Confirm AVM availability with your broker or West One directly.
Are there early repayment charges on West One bridging loans?
In most cases, no. West One’s product guides confirm that early repayment charges are not applicable on most regulated and unregulated bridging products. You can repay as soon as your sale or refinance completes without penalty, reducing your total interest cost.
Does West One offer regulated bridging loans?
Yes. West One is FCA-authorised to provide regulated bridging loans where the security property is occupied (or intended to be occupied) by the borrower or a close family member. Regulated products are available as first or second charge; maximum term is 12 months. Interest on regulated products is retained only.
What property types will West One lend against?
West One accepts standard residential, unmortgageable properties (no functional kitchen, bathroom, or heating), HMOs and multi-unit blocks (up to 6 units standard; 10+ on referral), mixed-use and semi-commercial, land with and without planning, and commercial property. Excluded: care homes, places of worship, football clubs.
What is the arrangement fee for a West One bridging loan?
West One’s arrangement fee is variable, typically around 2% of the loan amount. It can be paid upfront or capitalised (added to the loan and repaid at exit). On a £300,000 loan at 2%, that is £6,000 in addition to interest. Always factor the arrangement fee into your total cost of borrowing comparison.
How We Reviewed West One Bridging Loans
What we assessed. Rates, fees, LTV limits, adverse credit policy, application process, completion times, and customer reviews.
Sources. Gemini Deep Research (May 2026) drawing on West One official product guides, tariff of charges, and broker platform data from Charleston, Bridging Loan Directory, and Revolution Brokers.
Verification. Rate data verified against West One published tariff and secondary broker sources. Adverse credit criteria verified against West One published adverse credit product guide. Customer review data from Trustpilot and Feefo as of May 2026.
Comparisons. Together and Shawbrook data from their respective product guides. No commission was received for this review. Read our editorial policy.