A loan against property can be one of the most efficient ways for a business to unlock significant short-term capital—provided the lender has the expertise, the authority and the speed to deliver. At Edinburgh Asset Finance (EAF), we offer a specialist service for loans secured against property, structured as a highly flexible bridging loan available exclusively to limited companies and only for property located in Scotland.

Unlike our luxury pawnbroking loans—designed for high-value personal assets—our property lending sits separately. This facility does not fall under our pawnbroking licence. Instead, it operates as a true bridging loan, designed for business use, secured against qualifying property, and tailored for companies that require fast, discreet and decisive funding.

Whether your company needs liquidity for an acquisition, cash flow, redevelopment, investment, or to move quickly on a commercial opportunity, our secured loans against property offer a practical, asset-backed route to fast finance without unnecessary delays.

Scotland-Only Property

For both legal and operational reasons, we provide loans only against property located in Scotland.
Qualifying properties can include:

  • Commercial buildings
  • Investment properties
  • Development plots
  • Second homes (non-primary residences)
  • Mixed-use premises

If the asset is suitable, we can structure a business loan secured against property with remarkable speed.

No Need to Sell Your Asset

A loan against a property allows your company to raise capital while retaining full ownership and future growth potential.
This is particularly valuable when:

  • A quick sale would be detrimental
  • The market is slow
  • You are planning improvements
  • You expect future appreciation

Our secured property loans help you bridge the gap without losing your asset.

Why Choose EAF for a Loan Against Property?

Property-backed lending demands precision, clarity and specialist handling. As one of the few direct lenders offering business loans secured against property in Scotland, we provide a decisive, flexible and premium service that business owners and directors rely on.

Specialists in Business Property Loans

We deal exclusively with corporate borrowers. This means:

  • The borrower must be a limited company
  • The property must be a non-domestic main residence (i.e., not your primary home)
  • Funding is designed specifically for commercial needs

This ensures a streamlined process free from the consumer lending constraints that slow down mainstream lenders.

Fast Decisions & Direct Lending

Because we are a direct lender, not a broker:

  • Decisions are made in-house
  • Underwriting is fast
  • We can structure bespoke terms
  • There are no credit checks in many scenarios, making us ideal for businesses requiring a business loan against property with bad credit

Where traditional lenders operate slowly and rigidly, our approach prioritises speed, flexibility and real-world commercial practicality.

60–70% Loan-to-Value (LTV)

We typically provide:

  • 60–70% LTV depending on the property type, condition and supporting documentation
  • The option for both serviced (monthly interest) or unserviced (rolled-up interest) structures

This flexibility allows businesses to choose the repayment structure that supports their cash flow.

How a Loan Against Property Works

Our property-backed bridging loans are built for clarity, speed and transparency. The process mirrors the structure of our high-value asset lending but is adapted for property security and corporate borrowing.

1. Initial Enquiry & Outline Terms

When your company contacts us, we begin with:

  • Basic property details
  • Ownership structure
  • Purpose of the loan
  • Estimated property value

If the asset and circumstances fit our criteria, we issue initial terms quickly—often the same day.

2. Property Assessment & Valuation

In most cases we require:

  • A recent valuation, or
  • Confirmation that we may arrange a valuation or survey

Because we operate as specialist lenders, we are comfortable with:

  • Existing valuations (subject to age and relevance)
  • Instructing independent surveyors
  • Reviewing previous survey data

This stage determines loan amount and LTV.

3. Company Due Diligence

Because the borrower is always a limited company, we require:

  • Basic company details
  • Director identification
  • Confirmation of property ownership or title
  • Any relevant corporate documentation

There is no need for personal credit checks, making us a strong option for companies seeking business loans against property with bad credit.

4. Final Terms & Legal Process

Once valuation and due diligence are complete, we issue final terms reflecting:

  • Loan amount
  • Interest structure (serviced or unserviced)
  • Loan duration
  • Fees (kept transparent and minimal)

Our legal process is streamlined to avoid unnecessary delays.

5. Funds Released

Funds are released as soon as the legal charge is registered and all documentation is completed. In many cases, this makes our funding significantly faster than traditional secured loans or mainstream bridging lenders.

6. Repayment

Loans are generally repaid by:

  • Sale of the property
  • Refinancing
  • Company cash flow
  • External investment

If interest is unserviced, it simply rolls up and is paid at redemption.

Which Businesses Use Loans Secured Against Property?

Companies use our facility for a wide variety of commercial reasons, including:

  • Short-term business cash flow
  • Acquisition of stock, equipment or assets
  • Bridging finance between property transactions
  • Development or renovation projects
  • Redeeming existing debt
  • Urgent or time-sensitive opportunities

Because we provide business loans against property with no credit check, we support businesses who value speed, discretion and flexibility over traditional banking criteria.

Benefits of a Secured Loan Against Property

Quick access to significant capital

Property is one of the strongest forms of security, allowing us to lend substantial amounts rapidly.

No personal income checks or affordability assessments

The loan is secured against the property and borrowed by the company—not assessed on personal finances.

Choose between serviced or rolled-up interest

Ideal for managing cash flow during the loan term.

Suitable for companies with adverse credit

We assess the asset, not your credit history.

Direct dealings with experts

No brokers, no intermediaries, no hidden complications.

Retain ownership of valuable property

Free up capital without selling the asset.

Enquire About a Loan Against Property

If your company is seeking a business loan secured against property, or you would like to understand how much capital you could raise, our team is ready to assist. We provide fast assessments, clear guidance and confidential support for directors who need a decisive, specialist lender.

Contact Edinburgh Asset Finance today for expert, direct lending against Scottish property.

Frequently Asked Questions

What types of property qualify for secured loans?

We lend against commercial property, investment properties, second homes (non-primary residences), mixed-use assets and certain development plots—provided they are located in Scotland and owned by a limited company.

Do I need a valuation or survey?

Yes. We typically require a current valuation. We can accept a recent valuation or arrange a new one through a trusted surveyor.

How quickly can funds be released?

Once valuation and legal documentation are complete, funds can be released very quickly—often much faster than mainstream property lenders or brokers.

Can I borrow against property with an existing mortgage?

Yes, provided there is sufficient equity to support our 60–70% LTV and your existing lender allows a second charge (or the loan is structured as a refinance).

What documentation is required?

We usually need: Proof of company ownership. Director ID. Property title documentation. Valuation report. Basic corporate information. We will outline everything clearly at the start of the process.

Contact Edinburgh Asset Finance today to arrange your private appointment.