7 October 2026 | Written by Shideh Mirashrafi
Can you get a mortgage on a complex property?
Yes, it may be possible to get a mortgage or other property finance on a complex property. Your options will depend on how the property is built, its condition, what you plan to do with it and your financial circumstances.
For example, a rental property with an unusual construction type may be suitable for a buy-to-let mortgage. A property without a kitchen or bathroom may need short-term finance to help you complete improvements before a longer-term mortgage can be considered.
At Mercantile Trust, a person reviews your application individually. If you’re buying, improving or refinancing an investment property, we’ll look at the details and what you want to achieve.
What is a complex property?
A complex property has features that can make it harder to get a mortgage. This might be because of how it was built, its current condition or issues with its ownership or legal documents.
Examples include:
- A property without a kitchen or bathroom.
- A home built using certain concrete, steel or timber construction methods.
- An investment property that needs refurbishment.
- A property with an unusual layout or legal arrangements that need closer investigation.
A complex property isn’t automatically impossible to finance. However, a lender may need more information, surveys or legal checks before making a decision.
Can you get finance for a property without a kitchen or bathroom?
It may be possible, but a missing kitchen or bathroom can make a property unsuitable for some mortgages. The lender will need to understand what is missing, what work is needed and how you’ll pay for it.
If you’re buying a property to improve and then rent out or sell, a bridging loan may be an option to discuss. This is a short-term loan secured against property, which means the property is at risk if you don’t repay it.
Before applying, be ready to explain:
- What needs repairing or installing.
- How much the work is expected to cost.
- Where the money for the work will come from.
- Who will carry out the work and how long it should take.
- Whether you plan to rent out or sell the property afterwards.
- How you’ll repay the loan.
Completing the work does not guarantee that you’ll qualify for a mortgage afterwards. If you intend to repay a bridging loan by taking out a mortgage, check the likely mortgage requirements before committing.
Can you get a buy-to-let mortgage on a non-standard construction property?
A buy-to-let mortgage may be possible on a property built using non-standard construction. This means it uses building materials or methods that fall outside what a lender normally accepts.
Examples can include certain concrete, steel-framed and timber-built properties. The exact construction type matters, so a general description such as “concrete house” may not give the lender enough information.
Mercantile Trust considers non-standard construction buy-to-let properties individually. A decision will depend on the property, its valuation and your circumstances.
What about post-war properties?
Some post-war homes were built using construction methods that need closer investigation. This doesn’t mean every post-war property is difficult to mortgage.
If you have them, share details of the construction type, previous structural repairs, repair certificates and any surveys. These can help the lender understand the building and decide whether further checks are needed.
Would a buy-to-let mortgage or bridging loan suit your plans?
The right option depends on the property’s condition today and what you intend to do with it.
A buy-to-let mortgage for a rental property
A buy-to-let mortgage is designed for a property you intend to rent out. It may be suitable if the property meets the lender’s requirements for longer-term borrowing.
The lender will consider the property’s condition and value, its rental income, how much you want to borrow and your financial circumstances.
Find out more about Mercantile Trust’s buy-to-let mortgages.
A bridging loan for a property project
A bridging loan may be worth discussing if a property needs work before a longer-term mortgage can be considered.
You’ll need a clear plan for repaying it. This is sometimes called an “exit strategy” and might involve selling the property or replacing the bridging loan with a mortgage.
Think about what would happen if the work takes longer than expected, the property sells for less than you hoped or you can’t get the mortgage you planned. You’ll also need to understand the interest, fees and repayment deadline before proceeding.
What will a lender look at?
Alongside the property’s unusual features, a lender will consider:
- Its condition: What work is needed, and how will it be paid for?
- Its construction: How was it built, and are specialist reports needed?
- Its value: Does the valuation support the amount you want to borrow?
- Your plans: Will you rent it out, improve it or sell it?
- Your finances: How will you afford the payments?
- Legal checks: Are there issues with ownership, access, the lease or planning permission?
- Repayment: How and when will you repay the borrowing?
Our individual approach helps us understand your circumstances. Valuation, legal and affordability checks still need to be satisfactory.
How can you prepare for a conversation with us?
Start by explaining what makes the property unusual and what you want to achieve. You don’t need to know every technical term to have an initial conversation.
Useful details include:
- The property address and purchase price or estimated value.
- How much you want to borrow and what the money is for.
- Any existing mortgages or loans secured against the property.
- Current or expected rental income, if relevant.
- Details of planned work, costs and timings.
- Any surveys, construction reports or legal documents you already have.
- Your plan for repaying the borrowing.
If another lender has declined your application, share the reason if you know it. This helps us understand whether the concern relates to the building, your finances or a legal issue.
Talk to us about your investment property
A missing kitchen, unusual construction or another property complication can leave you unsure where to start.
At Mercantile Trust, we’ll take the time to understand the property and your plans, then assess whether we can offer suitable finance.
Speak to Mercantile Trust about buying, improving or refinancing a complex investment property.
This article is for general information and does not constitute financial or legal advice.
Our loan products are not regulated by the Financial Conduct Authority.
Subject to status and lending criteria.
YOUR PROPERTY MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR ANY OTHER DEBT SECURED ON IT.
Reviewed by: Tara Evans, Chief Executive
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