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UK Auction Finance

Property auctions move fast, and so do we. Our team can source fast and reliable funding and keep everything on track within that strict 28-day deadline.

We arrange auction finance for residential and commercial property, and by working with lenders that aren’t available to every broker, we access the most competitive rates on the market and get you the best possible terms.

We can even line up your funding before the auction, so you can bid with confidence, knowing your funds will be in place when the hammer falls. We’re clever like that.

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Clever Lending Team

What Makes Us So Clever?

We don’t just “find rates.” We guide you through the entire process, liaising with all parties and pushing things forward. So, whether you’re buying at auction to purchase below market value or have found a rundown property that needs work before refinance or sale, we’re clever about the details, so you don’t have to be.

Auction Finance Overview

Access to exclusive, market-leading rates
Loans up to £50m
Up to 100% LTV
Terms from 1–24 months
Flexible interest structures (serviced, rolled, retained or combination)
1st, 2nd and cross charges accepted
Light and heavy refurbishment projects
Staged drawdowns and up to 100% of build costs
Residential, commercial and semi-commercial property accepted
Sole traders, LLPs, SPVs and LTD companies accepted
Expat and foreign national lending available
Lending in England, Scotland, Wales and Northern Ireland
No exit fees or ERCs (with most lenders)
Lend on open market value (with most lenders)
Auction Finance

Our Auction Finance Process

Typical timing: Straightforward auction finance cases typically complete in 3 weeks. Faster is possible with a simple security in place and everything ready up front.

Same-Day Sense Check

Send us a quick enquiry, including property type, the amount you wish to borrow, expected rent and any quirks - and we will come back within 24 business hours with a clear plan and the likely structure of your loan.

DIP → Valuation → Offer

Once this is approved, we will request a signed Decision in Principle (DIP), then instruct a property valuation and set out any conditions in clear terms.

Legals & Completion

We keep the legal process moving and update you at every stage. If, for whatever reason, a date shifts, you’ll hear it from us first (along with a new date).

Real outcomes we’ve delivered

London flat, repo sale:

completed in 7 working days; refinanced to BTL in month 3.

Terrace with light works

75% LTV bridge; tidy-up; sold in 10 weeks.

HMO conversion

Purchase at auction → refurb bridge; exited onto HMO BTL on completion.

(Anonymised; figures indicative.)

Auction Finance FAQs

Yes, we recommend it. We can review the property, your circumstances, and the auction timeline in advance, giving you a clear idea of borrowing levels, fees, and costs before you bid.
Auction finance is designed for speed. Most auction purchases need to be completed within 28 days, and we structure funding specifically to meet that deadline.
That is common with auction properties. Issues like condition, short leases, mixed-use, or non-standard construction often rule out a mortgage. Auction finance can still work in these scenarios.
Yes. The amount depends on the property, your exit strategy, and the lender. We’ll explain what’s required upfront so there are no surprises after the hammer falls.
Absolutely. We arrange auction finance for both residential and commercial property, including shops, offices, warehouses, and mixed-use buildings.
Fees can include lender fees, valuation, legal costs, and interest. We talk you through all costs before you commit, so you understand the full picture.
Common exits include refinancing onto a mortgage or buy-to-let, selling the property, or releasing funds after refurbishment. We’ll structure the finance around a clear and realistic exit from the start.
We’re used to working on auction finance applications. By liaising with solicitors, lenders, and valuers, we help keep everything moving to meet the deadline wherever possible.
Yes. Whether you’re a first-time buyer or first-time property investor, we’ll guide you through the process and explain each step clearly.
If you’ve already won the property, contact us immediately. We’ll assess the situation quickly and let you know what options are available.
Auction finance is structured to meet the standard 28-day completion deadline, and most cases complete inside 21 days when the valuation and legals are pre-instructed. Faster turnarounds of 10 to 14 days are achievable with desktop valuations on simpler securities. We sense-check your case before you bid and stand by to instruct the valuer the moment the hammer falls.
Auction finance is really just a use case for bridging finance, structured around the 28-day auction completion window. The mechanics are the same: short-term, asset-secured, with interest typically rolled or retained. The difference is that auction finance lenders are geared for speed and familiar with bidding paddles, exchange on fall of the hammer and 10% deposits. Most bridging lenders can fund auction purchases.
Yes. Like bridging, auction finance is asset-led rather than credit-led, so historic defaults, CCJs and IVAs don't have to block a deal where the property and exit are sound. The lender will still credit-check and want a clear explanation of any credit events. Expect rates to reflect the file. We match adverse-credit auction cases to the most accommodating lenders on the panel.
Yes. Unmortgageable properties (no kitchen, no bathroom, structural defects, short lease, non-standard construction) are bridging's natural territory. The loan funds the purchase and the works. Once the property is mortgageable, you refinance onto a BTL or residential mortgage as the exit. We arrange refurb-bridge-to-let regularly for auction purchases.
Missing a 28-day auction completion typically forfeits your 10% deposit. The seller can also sue for further losses and re-list the property. Auction finance exists specifically to prevent this. Getting indicative terms in writing before bidding is essential. If you're at risk of slippage, we can sometimes accelerate a case using a desktop valuation and dual-instruction solicitors.
Clever Lending arranges auction finance up to 100% LTV when additional security (such as a second property with equity) is included alongside the auction property. Without additional security, plan for a deposit of 25 to 30% of the property value on top of the 10% you've already paid on the day of the auction. Cross-charges over other property are the standard route to reduce the cash deposit needed.
Yes, and you should. A written indication of terms before bidding tells you the maximum you can spend, the rate and the fees, and gives the auction house confidence in your ability to complete. We issue pre-auction sense checks within 24 hours so you can register and bid with full visibility on your funding position.
Lenders fund based on the agreed purchase price against the valuer's opinion of open market value, not against the guide price. If you bid above guide and the valuer supports the figure, the lender will lend at the agreed LTV against the bid. If the valuation undershoots, you'll need to top up the cash deposit or restructure with additional security.

Cross-product questions, covering costs, timescales and which type of finance fits, are answered in our property finance FAQs.

Other ways we can help

Fast bridging loans Short-term finance for purchases, chain breaks and refurbishments. Commercial mortgages Finance for business premises, investment and mixed-use property. Development finance Funding for ground-up builds, conversions and heavy refurbishment. Buy to let mortgages From single lets to HMOs and portfolios. Inheritance and executor loans Funds before an estate is realised. Large loans Mortgages for high-value property and high net worth clients. Complex income mortgages For the self-employed, directors and contractors.

Speak to Someone Clever About Auction Finance

Send us a quick enquiry, and we’ll come back within 24 business hours with a realistic route forward.

There are no fees payable until we have found you a solution, and you will always speak to an advisor, not to a triage team passing you on. We believe in speaking to an expert from the start.

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