Not every mortgage is straightforward — and not every adviser has access to the lenders who handle complex cases. We do. From adverse credit to self-build, bridging finance to equity release, we have the expertise and the panel to find a solution where others can't.
FCA Regulated Specialist Lender Access No Judgement Advice
No Case Too Complex. No Judgement. Ever.
We work with people others turn away — not because we take risks, but because we know which specialist lenders genuinely understand these cases. Our job is to find a path forward, present your application in the best possible light, and get you a result.
CCJs, defaults, missed payments, IVA, bankruptcy — we find lenders who look at the full picture
Complex
A difficult financial history doesn't have to mean a lifetime without homeownership. The specialist mortgage market has evolved enormously — there are now lenders who will seriously consider applications with CCJs, defaults, missed payments, discharged bankruptcies and settled IVAs, provided the right amount of time has passed and the situation has stabilised.
We don't judge. We assess your position honestly, identify the most appropriate lenders for your specific credit profile, and present your application in a way that gives it the best possible chance of success.
CCJs — registered or satisfied
Defaults — recent or historic
Missed mortgage or loan payments
Debt Management Plans (DMP)
Individual Voluntary Arrangements (IVA)
Discharged bankruptcy
Repossession in history
Poor credit score — low or no credit
Never apply to multiple lenders without advice — each application leaves a mark on your credit file and can make things worse. Talk to us first.
Short-term finance to bridge a gap between purchase and sale — or to fund time-sensitive opportunities
Complex
A bridging loan is a short-term, secured loan designed to "bridge" a financial gap — most commonly where someone needs to complete a purchase before their existing property has sold. They're also used by developers, investors and people buying at auction.
Bridging finance is fast, flexible — and expensive relative to conventional mortgages. The interest rolls up on a monthly basis. It should only be used when there is a clear, credible exit strategy — typically a sale or refinance. We help you assess whether bridging genuinely makes sense for your situation before proceeding.
BuyComplete purchase
BridgeLoan in place
SellExisting property sold
RepayBridge cleared
Chain break — buy before you sell
Auction purchases (28-day completion)
Uninhabitable property purchases
Development finance
Fast transactions and time-sensitive deals
Downsizing before selling
Commercial-to-residential conversions
Exit strategy always assessed first
Key Bridging Facts
Typical loan term1–24 months
Typical monthly rate0.5–1.5% pm
Max LTV (open bridge)~75%
Speed of completion5–14 days
InterestRolled up or monthly
Exit strategy requiredAlways
Bridging loans are significantly more expensive than standard mortgages. Always have a cast-iron exit plan before proceeding.
Access the value tied up in your home — without selling or moving out. For homeowners aged 55+
Specialist
Equity release allows homeowners aged 55 and over to access some of the wealth tied up in their property — as a tax-free lump sum, a drawdown facility, or regular income payments — without having to sell their home or move out.
The most common product is a lifetime mortgage — a loan secured against your home where interest rolls up over time. There is no monthly payment; the loan and accumulated interest are repaid when the property is sold, typically when you die or move into long-term care. There is a "no negative equity guarantee" with Equity Release Council-approved products.
This is a major financial decision and one we take very seriously. We only advise on equity release through qualified specialists and always ensure your family members are involved in the conversation.
Lifetime mortgages — lump sum or drawdown
Home reversion plans
No monthly payments required
No negative equity guarantee
Stay in your home for life
Inheritance protection options
Use for any purpose — home improvements, gifting, travel
Equity Release Council-approved products only
Am I Eligible?
Aged 55 or over (some products from 60)
Own your home outright or with a small mortgage
Property value typically £70,000+
UK residents, standard construction properties
Equity release will reduce the value of your estate and may affect your eligibility for means-tested benefits. Independent legal advice is required.
Finance to build your own home — funds released in stages as construction progresses
Complex
A self-build mortgage works very differently to a standard residential mortgage. Rather than releasing funds on completion, lenders release money in stages as your build progresses — typically tied to specific milestones such as foundations, first-floor, wall plate, wind and watertight, and final completion.
There are two main structures: arrears stage payments (you fund each stage then claim back) and advance stage payments (funds released at the start of each stage, preferred for most self-builders). We know which lenders offer which, and which are most flexible on build types, materials and timescales.
Buying off-plan or on a new development — with specific timescales and lender requirements
Moderate
New build mortgages have their own quirks. Mortgage offers typically only last 6 months — but new build completions regularly overrun. Many lenders have specific maximum LTV limits for new builds (often 85% for houses, 75–80% for flats). And some high-street lenders simply won't lend on certain developers' sites.
We know which lenders will extend offers if completion is delayed, which will lend at higher LTVs on new builds, and which are most accommodating on specific property types and developments across South Wales and the West Country.
Off-plan purchases
New build houses and apartments
Developer incentives navigated correctly
First Homes scheme applications
Help to Buy: Wales redemption advice
Extending mortgage offers when needed
New build flats — specialist lenders
Reservation to completion coordination
New Build Watch-Outs
Mortgage offers valid 6 months — not always enough
Max LTV often lower than standard resale
Developer incentives can affect lender valuation
Flats above certain storeys need specialist lenders
Buy a share of a property and pay subsidised rent on the rest — with the option to buy more over time
Moderate
Shared ownership lets you purchase a share of a property — typically between 10–75% — from a housing association, paying a subsidised rent on the remainder. It's designed to make homeownership accessible to people who couldn't buy outright, particularly in areas where house prices are high relative to local salaries.
The mortgage only covers your share of the property. Over time, you can purchase additional shares through a process called staircasing — eventually owning 100% if you choose. Not all lenders work with shared ownership, and the process is more complex than a standard purchase. We guide you through every step.
Initial share purchase (25–75% typical)
Staircasing — buying additional shares
Resales of existing shared ownership
Remortgaging a shared ownership property
Housing association-specific lenders
Help to Buy: Wales compatibility
Combined mortgage + rent affordability check
Eligibility criteria guidance
How Shared Ownership Works
You buy a share (e.g. 40%) of a £250,000 home = £100,000.
You take a mortgage on that £100,000 share — needing a much smaller deposit.
You pay a subsidised rent to the housing association on the remaining 60%.
Over time, you can staircase — buying more shares until you own 100%.
Lenders are fussy about property type — we know who will lend on yours
Complex
Many high street lenders will only mortgage properties of "standard construction" — brick or stone walls, pitched tiled roof. Anything outside this definition can prove very difficult to finance through conventional routes. We have access to specialist lenders who take a more flexible view on a wide range of non-standard property types.
Ex-local authority / council homes
Steel-framed properties (Woolaway, Airey etc.)
Timber-frame and prefab buildings
Thatched roof properties
Properties with annexes or outbuildings
Listed buildings (Grade I, II, II*)
Concrete / PRC homes
High-rise flats (above 6 storeys)
Properties above commercial premises
Flood risk / flood zone properties
Short leaseholds (under 70 years)
Properties with Japanese Knotweed
Our Approach
We gather all available information about the property and identify lenders whose criteria include your specific property type. For the most unusual cases, we may instruct a specialist surveyor first to strengthen the application.
Even if a previous lender has declined your property, there may be other options. Tell us everything — the more detail we have, the better we can help.
Buying with a small deposit — we find lenders who are comfortable at 90–95% LTV
Moderate
Not everyone has a large deposit — particularly first-time buyers in regions where house prices have risen faster than savings rates. The 95% mortgage market has grown significantly, supported by the Government's Mortgage Guarantee Scheme, which backs lenders offering mortgages at this LTV level.
High LTV mortgages attract higher rates, and the choice of lender is smaller — but they are a genuine route to homeownership for many people who would otherwise be locked out of the market. We know which lenders offer the most competitive rates at 90% and 95% LTV, and what criteria they apply.
High-value lending above standard income multiples — requiring private bank or specialist lender access
Complex
For high-value properties or borrowers who need to exceed standard income multiples, the mainstream market is often not the answer. Private banks, specialist high-net-worth lenders and bespoke underwriters can offer individually assessed lending at levels that high street lenders simply won't match.
We work with a range of specialist lenders who assess high-value cases on a bespoke basis — considering total wealth, assets, investment portfolios and future earning potential, not just last year's salary. Discretion and confidentiality are, of course, paramount.
Mortgages above £1 million
Income multiples above 5x
Complex income structures
Bonus-heavy or commission income
Deferred compensation or equity awards
High net worth assessment
Private bank introductions
Complete confidentiality assured
Private & Discreet Service
All high-value cases are handled with complete confidentiality. We do not share information with third parties beyond what is required to process your application, and we can arrange for all correspondence to go through your preferred channel.
Borrowing into or during retirement — for those who need a mortgage beyond standard age limits
Specialist
Many lenders impose maximum age limits — typically 70–75 at the end of the mortgage term. This means older borrowers or those taking longer-term mortgages are often turned away. The later-life mortgage market has expanded considerably, however, with products designed specifically for this group.
Retirement Interest-Only (RIO) mortgages pay only the interest monthly, with the capital repaid on death or when moving into care. Standard mortgages into later life are also available through specialist lenders where pension income supports the payments.
Use our specialist tools to estimate costs and scenarios for bridging finance, equity release and adverse credit mortgages before you speak to us.
Bridging Loan Cost Calculator
Estimate the total cost of a bridging loan including rolled-up interest and fees. These are rough indicative figures — actual costs will vary by lender.
Compound interest grows significantly over time. This tool is illustrative — a full personalised illustration is required before any equity release proceeds.
Adverse Credit Mortgage Estimator
See the potential impact of adverse credit on your mortgage rate and monthly payment — and how improving your credit profile before applying could help.
Even with adverse credit, a mortgage may be possible. We know which lenders take a pragmatic view — and how best to present your application.
Our Expertise
What Makes a Mortgage "Complex" — and Why It Matters
Any one of these factors can cause a mainstream lender to decline an application. Two or more together almost certainly will. Yet in our experience, most of these situations have a solution — it's just a question of knowing where to look.
We've seen it all. Discharged bankruptcies, grade I listed buildings, clients in their late seventies, self-employed contractors with one year of trading history buying non-standard properties. We approach every case without prejudice and with genuine determination to find a solution.
Most decline; those that don't charge significant premium
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Non-standard property construction
Majority of lenders will not accept
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Borrowing past age 70
Most lenders have hard age limits
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Self-build project
Very few mainstream lenders involved
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Short lease (under 70 years)
Most decline below 85 years remaining
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Bridging finance needed
Not a product most standard lenders offer
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Equity release
Requires specialist qualification to advise
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5% deposit
Limited lenders; Government scheme needed
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Large loan / high income multiple
Standard underwriting doesn't accommodate
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Multiple complicating factors
Near-certain decline from any mainstream lender
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Complex Case Stories
Cases Where We Found a Way
★★★★★
"I'd had a CCJ three years ago and was convinced I'd never get a mortgage. Apricot were completely non-judgemental — they found a specialist lender, explained exactly what was needed, and I got my mortgage at a rate I was happy with. Life-changing."
CT
Craig T.Adverse credit mortgage, Cardiff
★★★★★
"We wanted to buy a lovely old barn conversion in Brecon — three lenders had already said the construction type was a problem. Apricot found a specialist who understood rural properties perfectly. Couldn't have been happier."
HG
Helen & Gary B.Non-standard property, Powys
★★★★★
"Used bridging finance to buy a property at auction — Apricot arranged it within eight days, which was remarkable. They also sorted the long-term mortgage once refurbishment was complete. Seamless from start to finish."
MP
Marcus P.Bridging + development, Bristol
FAQ
Specialist Mortgage Questions
Have a complex situation you're not sure we can help with? We probably can. Get in touch and we'll give you an honest assessment — completely free and with no obligation.
In many cases, yes. Lenders have very different criteria, and a decline from one says very little about what another will do. However — and this is important — each hard credit search can affect your score, so please do not apply to more lenders without speaking to us first. We'll assess your situation carefully and only approach lenders we're confident will consider you, minimising unnecessary searches.
The rate premium for adverse credit depends on the severity, recency and whether issues are satisfied. Minor blips (a couple of late payments) may attract very little extra cost. More serious history — CCJs, defaults, IVA — will typically mean a higher rate and possibly a larger deposit requirement. Over time, as credit history improves and issues age, rates generally improve too. We'll give you a realistic picture.
The primary risk is that your exit strategy — the planned way to repay the bridge — fails to materialise. If your property sale falls through or long-term mortgage doesn't come through in time, you're stuck with a very expensive short-term loan that your property is secured against. We will never recommend bridging finance without thoroughly stress-testing your exit plan.
Yes, it can. A lump sum from equity release may affect means-tested benefits such as Pension Credit, Council Tax Reduction and help with care costs. It's important to take specialist financial advice that covers all these implications before proceeding. We work alongside specialist equity release advisers and can ensure you have the full picture before making any decisions.
It depends on the type of case. Bridging finance can be arranged in as little as 5–10 working days for straightforward cases. Standard specialist mortgages (adverse credit, non-standard properties) typically take 4–8 weeks — similar to a standard mortgage but with more underwriter scrutiny. Self-build and equity release can take longer. We'll always give you a realistic timeline at the outset.
For complex cases that require significantly more work — researching specialist lenders, preparing a compelling application narrative, negotiating with underwriters — our fee may reflect that additional effort. We will always be completely transparent about any fees before you commit to anything. For many cases, the fee we charge is far outweighed by the saving we make through finding the right lender and rate.
Tell Us Your Situation. We'll Find a Way.
Complex cases are our speciality — not our exception. Book a free, no-obligation consultation and let's see what's possible.
