FAQs – Commercial Finance & Property Investment Questions

Got questions about commercial mortgages, bridging finance, or property investment funding in Scotland?

We’ve answered the most common questions we hear from property investors and business owners. If you don’t see your question here, call us on 07746 937 796 or book a free consultation.

General Questions About Capital 8 Finance

What is Capital 8 Finance and what do you do?

Capital 8 Finance is a Dundee-based commercial finance and mortgage brokerage serving property investors and business owners across Scotland and the UK. We specialise in arranging funding for commercial mortgages, bridging finance, buy-to-let mortgages, development finance, and business loans. With access to 200+ specialist lenders, we help clients secure funding when high street banks say no. Not only do we offer business finance, we also offer residential mortgages for those getting onto the property ladder, moving home or for those who are looking for a remortgage.

Do you only work with clients in Dundee?

No, we work with clients throughout Scotland, England, and Wales. While we are based in Dundee and have deep knowledge of the Scottish commercial property market, our lender panel and expertise extend across the entire UK. We regularly arrange finance for clients in Edinburgh, Glasgow, Aberdeen, Perth, Inverness, and beyond. Whether you’re investing in Edinburgh’s BTL market or purchasing business premises in Glasgow, we provide the same expert service and access to specialist lenders regardless of location.

How much do your services cost?

We charge a 1% broker fee on completion—meaning you only pay when your loan is approved and funds are released. For example, on a £100,000 loan, our fee would be £1,000. There are no upfront fees, and if we can’t secure funding for you, you pay nothing. we also receive a procuration fee from the lender (typically 0.5-1%), but this doesn’t affect the rate you’re offered. Your initial consultation is completely free, and we will give you a clear breakdown of all costs before you commit to anything.

What areas of Scotland do you serve?

We serve clients across all of Scotland, including Dundee and Tayside, Edinburgh and the Lothians, Glasgow and the West of Scotland, Aberdeen and Aberdeenshire, Perth and Kinross, and Inverness and the Highlands. We also work with clients throughout England and Wales. As a commercial finance and mortgage broker in Scotland, we understand the unique aspects of the Scottish property market while having access to UK-wide lenders. Whether you’re a local Dundee investor or expanding your portfolio across Scotland, we can help.

How long have you been arranging commercial finance?

I’ve been working in finance for 9 years, specialising in commercial mortgages, bridging finance, and property investment funding. Before becoming a commercial finance and mortgage broker, I ran my family’s hospitality business for over 10 years, so I understand the challenges business owners face when seeking funding. I’ve experienced bank rejections, seasonal cashflow pressures, and the frustration of being told “no” when you know your business is sound. That experience shapes how I work today—I listen first, understand your situation, and find lenders who focus on your strengths, not just your credit score.

What forms of finance can you provide?

At Capital 8 Finance, we are a truly a one stop shop when it comes to finance. We can arrange:

We can also residential mortgages for:

Property Investor Questions

What is bridging finance and when would I need it?

Bridging finance is a type of short-term funding (typically 1-24 months) used when you need to move quickly or when a property can’t be mortgaged in its current condition. Common uses include auction purchases, buying unmortgageable properties that need refurbishment, fixing a broken property chain, or securing a property before arranging long-term finance. Rates typically range from 0.5-1.5% per month, with loan sizes from £50k to £5m+ and LTV up to 75%. We arrange bridging finance for property investors across Scotland, England and Wales who need fast, flexible funding. Typical completion time is 2-4 weeks.

How much deposit do I need for a buy-to-let mortgage in Scotland?

For a standard buy-to-let mortgage, you’ll typically need a 25% deposit, meaning you can borrow up to 75% LTV. However, the amount you can borrow also depends on rental income—most lenders require rental income to cover 125-145% of the mortgage payment. As a buy to let mortgage broker, we work with lenders who assess each case individually. If you’re a portfolio landlord, have complex income, or the property is an HMO, deposit requirements may vary. Loan sizes typically start from £50K, with rates from 3.5-8% depending on your profile and the property. Where you are seeking to buy a property in Scotland, England or Wales, at capital 8 Finance, we can help.

What’s the difference between a commercial mortgage and a residential mortgage?

A commercial mortgage is used to purchase business premises or investment property, while a residential mortgage is for your home. Commercial mortgages typically require larger deposits (25-40%), have higher interest rates (6-9%), and are assessed based on business affordability and property income potential rather than personal income. Some enders also base valuations on “180-day vacant possession value” (5-15% below market value), so you may need a larger deposit than expected. As a commercial mortgage broker, we help business owners and property investors navigate these differences and find the right lender for their situation.

Can I get a commercial mortgage with bad credit?

Yes, it’s possible. We work with specialist lenders who look at the full picture—not just your credit score. They consider your business performance, property investment experience, rental income, and deposit size. While bad credit may affect the interest rate or require a larger deposit, We’ve successfully arranged commercial mortgages for clients with CCJs, defaults, and even previous bankruptcies. The key is presenting your case to the right lender. If you’ve been rejected by your bank due to credit issues, get in touch—we’ll review your situation and show you what’s possible.

How long does it take to get bridging finance approved?

Bridging finance is one of the fastest funding options available. From application to funds released, the typical timeline is 2-4 weeks, though I’ve arranged bridging finance in as little as 7-10 days when all parties are ready to move quickly. The speed depends on how quickly you provide documentation, how fast the valuation is completed, and the lender’s underwriting capacity. As a commercial finance broker specialising in bridging finance, we work with lenders who prioritise speed and can often get initial approval within 48 hours of submitting your case.

What is the maximum LTV for commercial property finance?

For commercial mortgages, the maximum LTV is typically 60-75%, though this is based on the “180-day vacant possession value” rather than market value. This valuation is usually 5-15% below market value, so in practice, you’ll need a deposit of 30-50% of the purchase price. For bridging finance, LTV can reach up to 75%, again based on 180-day value. However, with additional security, a LTV of 100 is possible with bridging finance. For buy-to-let mortgages, you can borrow up to 75% LTV based on market value. The exact LTV available depends on the property type, your experience, and the lender’s criteria. We’ll help you understand what’s realistic for your situation.

Business Owner Questions

Can I get a commercial mortgage to buy my business premises?

Absolutely. Purchasing your business premises through a commercial mortgage can be more cost-effective than renting long-term, and you’ll build equity in the property. At Capital 8 Finance, we arrange owner-occupier commercial mortgages for businesses across Scotland, England and Wales, including offices, retail units, warehouses, workshops, and semi-commercial properties. Typical loan sizes range from £50k to £5m+, with 60-75% LTV available based on market value or vacant possession value or 180-day vacant possession value (dependent on the lender). You’ll need a deposit of 25-40%, and rates typically range from 6-9%. The application process takes 3-6 months from start to completion. Contact me to discuss your business premises purchase.

What deposit do I need to buy business premises in Scotland?

You’ll typically need a deposit of 25-40% of the purchase price. This is because many lenders base their valuation on “180-day vacant possession value” (what the property would be worth if sold empty within 6 months), which is usually 5-15% below market value. There are lenders who lend up to 75% of the market value or the vacant possession value, but not lenders support the same industries. This is where our expertise comes in, with our relationship with a vast number of lenders, we know which lenders would support you and your business. For example, if you’re buying premises for £300,000, the lender might value it at £270,000 and offer 70% LTV (£189,000), meaning you’d need a £111,000 deposit (37% of purchase price). As a property finance specialist, we help business owners understand these calculations and find lenders offering the best terms for their situation.

Can I get finance if my business is less than 2 years old?

It’s more challenging, but yes, it’s possible. New businesses have the highest rejection rate from high street banks, but we work with specialist lenders who assess applications based on your business plan, industry experience, contracts in place, and personal financial strength. You’ll likely need a larger deposit and may face higher interest rates, but we’ve successfully arranged funding for businesses with less than 2 years of trading history. If you’ve been rejected due to limited trading history, don’t give up—there are lenders who will consider your case. Call us on 07746 937 796 to discuss your options.

What types of businesses do you help with funding?

We’ve arranged finance for businesses across dozens of industries, including restaurants, cafes, takeaways, retail shops, offices, dentists, pharmacies, garages, bodyshops, construction firms, manufacturing, warehousing, beauticians, gyms, and professional services. There’s no sector restriction—we work with lenders who specialise in different industries and understand their unique challenges. Having run a family hospitality business myself, I understand the funding challenges business owners face. Whatever your industry, if you need to purchase premises, refinance, or raise capital, we can help you find the right lender.

Can I refinance my existing commercial mortgage?

Yes, refinancing your commercial mortgage can help you reduce your monthly payments, release equity for business growth, or switch to a better rate. We arrange commercial mortgage refinancing for business owners across Scotland, England and Wales who want to improve their terms or access capital tied up in their property. The process is similar to a new mortgage application—you’ll need updated business accounts, property valuation, and proof of affordability. Typical timelines are 3-6 months. If your current fixed rate is ending or you want to explore better options, book a free consultation to see what’s available.

Complex Cases & Rejected Applications

Can you help if I’ve been rejected by my bank?

Yes, this is one of our specialties. High street banks have rigid criteria and often say no to applications that don’t fit their tick-box requirements. As an independent commercial finance broker based in Scotland, we have access to 200+ specialist lenders who assess applications individually. We’ve successfully arranged funding for clients rejected due to credit issues, complex income structures, unusual properties, limited trading history, and seasonal cashflow. If you’ve been rejected, don’t assume funding isn’t possible—there are lenders who will look at the full picture. Contact us to review your situation and explore alternative options.

Do you work with clients who have poor credit?

Yes. While poor credit can affect the interest rate and deposit required, we work with specialist lenders who focus on your current situation and future potential rather than past mistakes. We’ve arranged commercial mortgages, bridging finance, and business loans for clients with CCJs, defaults, missed payments, and even previous bankruptcies. The key is presenting your case to the right lender and demonstrating that your business or investment is sound. If you’re worried about your credit history, call me on 07746 937 796—we’ll give you an honest assessment of what’s possible.

Can you arrange finance for unusual or non-standard properties?

Yes. we work with lenders who specialise in unusual properties that high street banks won’t touch, including properties above commercial premises, ex-local authority properties, properties with non-standard construction, listed buildings, properties requiring significant refurbishment, and properties in remote locations. These cases often require bridging finance initially, followed by refinancing to a long-term mortgage once the property is improved. If you’ve been told a property is “unmortgageable,” get in touch—there are often solutions available through specialist lenders.

What if I have multiple income sources or a complex financial situation?

This is common with business owners and property investors, and it’s something we handle regularly. we work with lenders who understand complex income structures, including multiple businesses, part-time employment, rental income, dividends, and seasonal cashflow. The key is presenting your income clearly and working with lenders who assess affordability based on your full financial picture. If high street banks have rejected you because your income doesn’t fit their standard criteria, specialist lenders may be able to help. We’ll review your situation and show you what’s possible.

Process & Application Questions

What documents do I need to apply for commercial finance?

For a commercial mortgage or bridging finance application, you’ll typically need: completed fact-find form, proof of ID (passport/driving license), proof of address, 3 months’ personal bank statements, 3 years’ personal tax returns or SA302s, 3 years’ business accounts (if applicable), details of existing debts and commitments, property schedule (if you own other properties), and property details for the purchase. We’ll guide you through exactly what’s needed for your specific situation. The sooner you can provide these documents, the faster we can move forward with your application.

How does the application process work?

The process starts with a free consultation where we understand your needs and assess your situation. We then approach suitable lenders with an overview of your case to gauge interest before submitting a full application. Once a lender confirms they can help, we submit your full application with all supporting documents. The lender will instruct a valuation and assess your affordability. If approved, you’ll receive a formal offer, and solicitors will handle the legal work. Finally, funds are released on completion. Throughout the process, we keep you updated and handle all communication with the lender.

How quickly can I get funding?

Timelines vary depending on the type of finance. Bridging finance is fastest at 2-4 weeks (sometimes faster if urgent). Business loans and asset finance typically take 2-4 weeks. Buy-to-let mortgages take 3-4 months, and commercial mortgages take 3-6 months. The speed depends on how quickly you provide documents, how fast the valuation is completed, and the lender’s underwriting capacity. As a commercial finance broker, we work with lenders who prioritise efficiency, and we’ll give you realistic timelines from the start so you know what to expect.

What happens after I submit my application?

Once we submit your full application, the lender will review your documents and instruct a property valuation (usually completed within 1-2 weeks). The underwriter will assess your affordability and the property’s suitability. If they need additional information, we’ll coordinate with you to provide it quickly. Once approved, you’ll receive a formal mortgage offer outlining the terms. Your solicitor will handle the legal work, including property searches and contracts. We’ll stay in touch throughout, updating you on progress and resolving any issues that arise. On completion day, funds are released and the property is yours.

Can I get a quote or indication before applying?

Yes. During our initial consultation, We’ll give you an indication of what’s available based on your situation—including likely loan amounts, interest rates, deposit requirements, and timelines. This isn’t a formal offer (only the lender can provide that), but it gives you a clear picture of what to expect before you commit to a full application. There’s no cost for this initial assessment, and it helps you make an informed decision about whether to proceed. Book a free consultation or call 07746 937 796 to discuss your needs.

Ready to Get Started?

If you have more questions or want to discuss your specific situation, we are here to help. Call us on 07746 937 796, email enquiries@capital8finance.co.uk, or book a free consultation.

No upfront fees. No obligation. Just honest advice from someone who’s been on both sides of the desk.

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Call us today on 07746 937 796