Talk to the our experts

  • Variable rates from 0.99% per month
  • Loan to value up to 75%
  • Properties in England, Scotland, Wales and Northern Ireland
  • Individuals and limited companies accepted
  • Second charge bridging loans available
  • Smaller loan amounts, from just £25,000
  • Borrow up to £500,000
  • Lower value properties, from just £75,000
  • No minimum personal income
  • First time landlord/first time buyers with no rental history (LTV restricted to 65%)
  • Non-standard construction properties

If you have had problems with credit, we may still be able to help.

Talk to the bridging loan experts

Specialist lending for your needs

Whether you are looking to renovate a property to add value to your portfolio or generate more rental income, we could provide the ideal loan for you.

Need funding for light refurbishment? Borrow from as little as £25,000 to help with projects such as redecorating or furnishing your property.

At Mercantile Trust, we are committed to helping you throughout the whole duration of your project. From purchase to refurbishment, we will help you in every step of the process.

Our mission is to make the process as fast as possible whilst maintaining top quality service, ensuring we carry out the necessary checks on you and your property. Mercantile Trust can usually give a decision on a light refurbishment loan in just 24 hours.

When you apply for a light refurbishment loan with us, a human, not a machine will assess your case. This doesn’t mean the process is slower, but it does mean you will get a common sense lending decision.

With lending decisions often made in just one call, we can help you get the cash you need, quickly, to get your project started.

Call on our freephone number above, or enquire online, an advisor will contact during office hours.

Enquiring is easy

It takes 30 seconds.

Simply fill out the form above, or call us to discuss your needs now.

Our team of experts are there for you.

You'll deal with the same experienced advisor throughout your enquiry.

We can get you the funds you need, fast.

You could get a lending decision in just one call.

Our flexible approach


We are proud to be a lender who can deliver loans at a fast approach, to consumers. We make this possible by carrying out our own legal checks, in house for loans under 100k, within hours. We can offer automated valuations, which are available to produce financial solutions in an instant.

Mercantile Trust regularly help their customers carry out renovations with heavy refurbishment loans, by providing finance fast.

No minimum income

At Mercantile Trust, we put our customers at the forefront of what we do.

We offer top slicing, where we can use your personal income when carrying out affordability calculations. If your rental income does not cover your mortgage repayments, we will top up the remaining amount that you cannot cover so you are able to get the loan you require.

No Exit Fees

We want you to be in control of your finance.

With no early repayment or exit fees, Mercantile Trust will strive to find a loan to meet your financial requirements.

Why get a light refurbishment loan with Mercantile Trust? 

When you apply for a light refurbishment loan with Mercantile Trust, you can be confident that you are in safe hands. Clients have been borrowing from us since 2015.

Our wider heritage stretches even further back. We are part of Norfolk Capital Group, which was established in 1988. This means you are borrowing money from a long established bridging loan lender.

The philosophy of our group chairman is to always put clients first. For clients this means world class customer service from when we first discuss your bridging loan application, right through to the funds being paid to you.

Light refurbishment loan criteria

We aim to help absolutely everyone, however there are certain criteria that must be met in order to make a successful application:

  • Unregulated bridging applications only
  • Rates from 0.99%
  • Up to 75% loan to value
  • Most property constructions accepted
  • No personal income requirement
  • No exit fees
  • Minimum property value £75k
  • Minimum advance £25k max £500k
  • Confirmation of exit required
  • Minimum of one buy to let or residential property required
  • Serviced and rolled interest available
  • No ERC (Early Repayment Charge)
  • First and second charge available

Frequently asked questions

A light refurbishment loan is used to fund minor refurbishment that does not interfere with the structure of a property. In other words, light refurbishment does not change the layout of a property and refers to renovations that do not require planning permission unlike heavy refurbishment loans.

Light refurbishment loans are used for small renovations. Such renovations include: kitchen fittings, painting, flooring, plastering etc. A common reason for someone to take out a light refurbishment loan is to refurbish their property for buy to let purposes.

How much you can borrow for a light refurbishment loan depends on a couple of factors.

  • Your income
  • Your credit history
  • The size of the refurbishment
  • The duration of the refurbishment

At Mercantile Trust, you can borrow up to £500,000 to help fund a light refurbishment project.

We are proud to be a lender who can offer fast, flexible funding within days.

We like to keep it simple and minimise the time of your customer journey, that’s why we offer AVMs. Our automated valuation models accurately estimate the value of your property at a quick rate. This means that your time with us will be kept at a minimum.

We also offer true daily interest, meaning that we won’t overcharge you if you pay back your loan before the end of the term. For example, if you have a light refurbishment loan with a 12 month term and managed to pay back the loan in 11 months, we wouldn’t charge you for the full 12 month period.