Nobody wakes up in the morning thinking, “I really fancy a bridging loan today.”
Bridging finance tends to be needed when something shifts: a deadline tightens, and time suddenly becomes a problem that needs solving straight away. And when that happens, one thing matters more than anything else: speed.
But when a bridging loan case starts to feel slower than expected, it’s rarely because someone isn’t doing their job. More often, it is because expectations or information haven’t been lined up early enough, particularly once the deal reaches the legal stage.
That’s what this Masthaven Masterclass set out to explore.
Sales Director Jim Baker was joined by Claire Newman, Director of Bridging & Development at Masthaven, and David Eder, Partner in the Commercial Real Estate & Real Estate Finance team at Harold Benjamin Solicitors, for an honest discussion about what really helps (and what quietly hinders) progress through legals and how brokers can play an active role in keeping their bridging finance cases moving.
What makes the legal process different from a standard mortgage?
From David’s perspective, the starting point is urgency.
Bridging transactions exist because something time-sensitive is typically driving the deal — a tax bill, a court deadline, a chain break, or funding falling away at the last minute. That urgency shapes how the legal process works.
David explained that one of the key differences is the growing reliance on title indemnity insurance. Rather than carrying out full, traditional due diligence on every historic title document, planning consent and building regulation approval, title indemnity cover allows solicitors to focus on what genuinely matters for a short-term loan.
That means:
- less traditional due diligence
- fewer searches (environmental searches still apply)
- planning issues, building regulations and new build warranties often covered
Why is it important to use a solicitor who really understands bridging finance?
One of the clearest messages from the session was the importance of using a “bridging-experienced” solicitor.
From David’s side, most often delays come from borrowers using a solicitor unfamiliar with the process. When that happens, files can quickly fill up with unnecessary requests, over-investigation, or questions that simply don’t apply to an indemnity-led transaction.
Claire added that there’s another layer to this: advice.
A bridging solicitor needs to be comfortable advising clients on:
- the short-term nature of the loan
- the exit strategy
- the risks if that exit doesn’t materialise
That’s very different from a long-term refinance. And getting that advice right means everything should move quickly.
What are the most common pitfalls that delay the bridging loan process
There’s a persistent myth that bridging finance applications stall because someone isn’t “pulling their weight”.
Both Claire and David were clear: that’s rarely the case. The real issues are usually the following:
1. Late solicitor instruction
This came up a lot. David highlighted how often a deal loses momentum simply because the borrower’s solicitor hasn’t been formally instructed when the legal papers are issued. In some cases, by the time the borrower’s solicitor confirms they’re onboarding the client, a week has already been lost.
2. Title issues surfacing mid-transaction
Pending applications, historic charges, or ownership discrepancies (which would not be covered by title indemnity insurance) can cause delays if they’re only discovered late. Pulling the title and carrying out checks against the day list at the Land Registry early helps avoid surprises.
3. Second charge consent
This remains one of the most common pinch points. Everything else can be ready, but progress stalls if the second charge consent application hasn’t been started early enough. For brokers not familiar with second charge cases, managing this from day one can make a noticeable difference to overall timelines.
Claire highlighted how Masthaven has a consent request template that can be shared with brokers, allowing the process to be kicked off much earlier, even before legals are fully underway.
What could brokers do to make a bridging finance case run more smoothly?
This was the real crux of the session. Once a case hits legals, brokers are often the ones best placed to keep things aligned.
From Claire’s perspective, the brokers who add the most value are the ones who:
- Pull the title early
- Sense-check the credit report upfront
- Make sure the client’s solicitor is right for bridging
- Help set urgency clearly (not just “ASAP”)
David added that broker involvement works best when it’s targeted involvement. Stepping in when there’s a genuine blocker or a commercial decision to be made is helpful. Constant chasing, on the other hand, rarely speeds anything up.
Dual representation has become much more common in bridging. Why is it beneficial?
Claire and David approached this topic from different sides.
Claire explained dual representation can work well on straightforward bridging cases, such as clean refinances or unencumbered titles. In those scenarios, having solicitors within the same firm can remove friction as lender requirements are understood from day one, and documents don’t bounce between firms. Plus, communication tends to be a lot smoother.
Whilst David focused more on the guardrails. Dual representation only works where conflicts can be properly managed, disclosure is clear, and safeguards are in place. That is why it isn’t suitable for purchases, more complex borrower structures, or development finance, where full due diligence and independent advice are essential.
The main takeaway was clear: dual representation can speed things up, but only when the scenario genuinely fits, and the borrower is properly advised.
If a broker wants to complete a deal quickly, what should they do in the first 48 hours?
Both Claire and David came back to the same fundamentals:
- Make sure the borrower’s solicitor is properly instructed
- Get early visibility on the credit report
- Pull the title early
- Start the second charge consent immediately (where relevant)
- Share as much of the full picture upfront
If you could change one thing about how bridging transactions run today, what would it be?
This was a question submitted by a broker after the Masterclass session.
David pointed to how bridging can still feel adversarial, with blame quickly assigned if responses aren’t instant. When, in reality, everyone involved is working toward the same outcome.
Whereas Claire focused on visibility. When all parties involved truly understand the process and who is responsible for what from day one, most of the friction simply disappears.
What is your number one tip for completing a bridging case faster?
One broker summed it up perfectly with this question.
For David, it comes down to clarity. Streamlined processes and open communication are paramount, so nothing gets lost or misunderstood once legals are underway.
For Claire, it is transparency. If the full picture is shared early on, there’s less firefighting later.
Final thoughts
The Masthaven Masterclass landed on something fairly simple. When the legal process is supported properly, it tends to work exactly as it should.
Bridging cases move most smoothly when the right solicitor is involved early, expectations are clear from the outset, and information is shared openly between brokers, lenders and solicitors.
And when that happens, the client gets what they came for: their funds delivered without any unnecessary stress.
If you have a bridging case you’d like us to sense-check, speak to your Masthaven BDM or drop us a line. Catching any issues early is still the simplest way to move faster later.
