Pyxis capital

25/02/2026

Fast, Flexible Bridging Finance

At Pyxis Capital, we provide tailored short-term property finance to help you move quickly when opportunity arises.

With over 10 years’ experience in specialist property lending and a ⭐⭐⭐⭐⭐ Google rating, we pride ourselves on delivering clear advice and dependable results.

✔️ Regulated & Unregulated Bridging
✔️ Refinancing & Exit Strategies
✔️ Refurbishment & Development Bridging
✔️ 1st & 2nd Charge Loans
✔️ Commercial & Residential Bridging

If you have a deal to discuss, message us for a no-obligation, confidential chat or call 01257 543072.

Pyxis Capital is a market-leading brokerage company authorised and regulated by the FCA. Get in touch to discuss short-term funding options on loan amounts from £50,000.

23/02/2026

📣 Attention Property Developers! 🏗️

Struggling to exit your current development finance or bridging loan on time? Whether planning delays, refurbishment hold-ups, or slower-than-expected sales are slowing you down, refinancing & exit finance could be your strategic solution.

At Pyxis Capital, we specialise in tailored refinancing and exit bridging finance designed to:

✅ Repay your existing loan
✅ Give you extra time to complete works or sell
✅ Help you transition smoothly to longer-term finance or sale

We understand the unpredictable nature of development projects. That’s why we prioritise exit strategies right from day one. You’ll have direct access to experienced advisers who work with you to find the best possible outcome for your project.

👉 Ready to unlock breathing space and protect your returns?

📞 Contact Pyxis Capital today 01257 543072

or

🔗 Learn more: https://pyxiscapital.co.uk/refinancing-exit/visit

22/09/2025

Case Study: Auction Purchase

When our clients identified this property in Worsley as a strong investment opportunity, they moved quickly and secured a pre-auction offer.

The property’s condition, however, meant it wasn’t mortgageable at the point of purchase. This is where Pyxis Capital stepped in and secured bridging finance with one of our trusted lending partners SDKA Ltd.

With clear and consistent communication between all parties, the bridging facility was agreed and completed within the required timescales.

The bridging finance allowed the clients to purchase the property, begin refurbishment, and unlock its true potential. Their strategy is to carry out a full programme of works to enhance both the property’s value and its rental yield.

Once the refurbishment is complete, the exit plan will be to refinance onto a Buy-to-Let mortgage, providing a longer-term solution that supports their investment goals.

This case highlights the flexibility bridging finance can offer for properties that need work before they qualify for traditional mortgage lending, and the importance of strong collaboration across all stakeholders to achieve a successful outcome.

At Pyxis Capital, we’re proud to support clients with tailored finance solutions that help turn investment opportunities into reality.

22/07/2025

Bridging Finance: Why Planning for Refurbishment Costs Matters

Bridging loans are a powerful tool for property investors, landlords, and developers. Especially when speed, flexibility, or property condition rule out traditional mortgage routes.

But one of the most common (and costly) mistakes?

👉 Not properly planning for refurbishment costs.

Whether you’re buying at auction, tackling a doer-upper, or flipping a project, here’s what you need to know before you commit.

1. Don’t Underestimate Refurbishment Costs

Many investors focus on purchase price and bridging rates but overlook the full cost of refurbishment.

How should refurbishment costs be calculated?

Break everything down:

✅Labour and materials (get fixed quotes, not vague estimates)
✅ Professional fees (architects, planning, structural reports, building control)
✅VAT where applicable
✅Contingency (10–15% for unforeseen costs)

Over-optimistic budgets often lead to stalled works, funding shortfalls, and delays in selling or refinancing.

2. What If You Can’t Complete the Refurb?

This is where things can unravel fast.

If your budget runs dry or work stalls:

❌ You may not meet conditions to refinance
❌ Your planned exit strategy could collapse
❌ You risk defaulting on the bridging loan
❌ Lenders may apply penalties or force a sale
❌ Your credit and reputation could suffer

Bridging finance is short-term and high-interest. Delays can become very expensive, very quickly.

3. Bridging Lenders Can Fund the Refurb – But It Must Be Structured Right

Some lenders will fund the purchase and the refurbishment as part of a single facility. Often called a light or heavy refurb bridge, depending on the scale of work.

🔹 How it works:

* Initial loan advance based on current value
* Refurb funds released in stages, linked to progress
* Lender will assess your schedule of works and projected GDV

🔒 Lender requirements typically include:

* First charge on the property
* Evidence of experience (or a strong professional team)
* Loan-to-value (LTV) capped at 65–75% of current value
* Loan-to-cost or Loan-to-GDV limits for the refurbishment element
* Valuations at both day 1 and post-works

Staged drawdowns are usually tied to site visits or reports from a monitoring surveyor.

This is a great option but the setup must be right from day one. Don’t rely on bridging lenders approving more funds after purchase — many won’t.

4. Due Diligence: Know What You’re Buying

One of the most overlooked aspects of bridging, especially with fast completions is proper due diligence.

🏠Property Checks:

* Title & ownership issues (covenants, restrictions, easements)
* Planning history and permission for past or future works
* Structural condition (get a survey if needed)
* Utility access, boundaries, rights of way
* Legal issues (enforcement notices, disputes)

📍 Location Checks:

* Local resale or rental values (are your GDV assumptions realistic?)
* Buyer/tenant demand (speak to local agents)
* Planning zones, regeneration areas
* Crime rates, school catchments, transport links

Buying blind or based on hope can lead to painful mistakes. Especially if your exit strategy relies on achieving a specific value.

📢 Final Word

Bridging finance isn’t just about speed — it’s about strategy.

👉 Get your refurbishment costings right
👉 Ensure funding is fully in place
👉 Understand how the lender will structure the loan
👉 Complete thorough due diligence before committing
👉 Always have a viable and realistic exit plan

The right advice can save you thousands. The wrong setup can cost you far more than you planned.

If you’re considering a bridging loan for your next project, make sure you’re not just getting funding — you’re getting the right foundation.

📞 Pyxis Capital 01257543013

15/07/2025

👉What If You Can’t Repay Your Bridging Loan On Time?

Bridging finance can be a highly effective way to access short-term funding — but what happens if your loan term is ending and you’re not in a position to repay?

In many situations, extending or refinancing your bridging loan can offer much-needed breathing space. Understanding your options, lender expectations, and potential risks is essential to making the right decision.

👉Can a Bridging Loan Be Extended or Replaced?

Yes, it’s possible. Many borrowers refinance their existing bridging loan with a new short-term loan — a process known as re-bridging. This can give you more time to sell a property, complete a renovation project, or secure long-term finance.

At Pyxis Capital, we support clients through this process, helping to ensure a smooth transition with minimal disruption.

👉Why Do Borrowers Need Extra Time?

There are several common reasons borrowers seek an extension or refinance:

⚫Delays in selling a property intended for loan repayment
⚫Setbacks securing long-term financing such as a mortgage
⚫Construction or development overruns
⚫Slower-than-expected market conditions impacting sales or valuations

Acting early in these scenarios helps protect your credit profile and avoids late payment penalties.

👉Can a Lender Refuse an Extension?

Yes, a lender may decline an extension for reasons such as:

❌A fall in the value of the secured property
❌No clear plan in place for repaying the loan
❌Changes to your financial circumstances or credit rating
❌Internal policies limiting extension flexibility

If your current lender can’t offer more time, refinancing with another provider may be the best route forward.

👉How To Request an Extension or Refinance a Bridging Loan

If you think you may need more time, it’s best to act quickly:

✅ Contact your lender as early as possible
✅ Provide updated details on your financial situation and repayment plan
✅ Discuss revised terms — including any interest or fees
✅ Research refinancing options if an extension isn’t granted

👉What Happens If You Go Over Your Loan Term?

Missing the end of your bridging loan term without a plan in place can lead to serious consequences, including:

🔴Additional charges or penalty interest
🔴Damage to your credit profile
🔴Legal action or repossession of the secured asset

What To Do If You’re Already Overdue

If your loan has already expired, take immediate steps:

1) Speak to your lender and explain your situation
2) Explore the possibility of refinancing with another lender
3) Seek advice from a broker experienced in bridging loan recovery

👉Need Support?

At Pyxis Capital, we understand that plans can change. Whether you're looking to extend, refinance, or restructure your bridging finance, our team will work with you to secure a clear path forward.

Get in touch today for a no-obligation conversation about your options 01257543013

11/07/2025

🏠 Buying an Investment Property at Auction Using Bridging Finance: What You Need to Know

Purchasing property at auction can be a smart way to pick up below-market deals, but it requires preparation, speed, and the right finance solution — often in the form of bridging finance.

🔑 Why Use Bridging Finance for Auction Purchases?

When buying at auction, you typically need to complete within 28 days. Bridging finance offers a fast and flexible solution when time is tight and traditional mortgages can’t move quickly enough.

Why Choose Bridging Finance Over a Buy-to-Let Mortgage?

Traditional Buy-to-Let (BTL) mortgages can be slow to arrange and may not be suitable if the property requires renovation or fails to meet standard lending criteria (e.g., no kitchen or bathroom, structural issues, or a short lease).

In contrast, bridging finance is designed for speed and flexibility, allowing investors to secure auction properties quickly and carry out works before refinancing onto a long-term BTL mortgage once the property is lettable. It’s also ideal when your purchase strategy involves adding value through refurbishment or resale.

✅ Pros of Buying at Auction with Bridging Finance:

🟢Access property deals not available on the open market
🟢Complete quickly and confidently with funds in place
🟢Ideal for un-mortgageable properties
🟢Great for refurbishment or development projects

❌ Cons to Be Aware Of:

🔴Higher interest rates and fees than traditional mortgages
🔴Short loan term (typically up to 12 months)
🔴Risk of losing your deposit if unable to complete
🔴Need for a strong exit strategy (e.g., refinance or sale)

🔍 What to Consider Before Bidding:

1) View the property in person (or have a trusted representative do so)
2) Check the legal pack** thoroughly – title, searches, restrictions
3) Have a RICS valuation or survey done, if possible
4) Understand your finance costs and exit plan
5) Get an Agreement in Principle for bridging finance in advance

📋 Auction House Fees and Costs to Budget For:

When buying a property at auction, the final hammer price isn’t the only cost to consider. Auction houses apply a range of fees and charges that can quickly add up — understanding these is essential for budgeting your investment properly.

🔸 Buyer’s Premium:

Most auction houses charge a buyer’s premium, a percentage of the final purchase price, typically 1.2% to 2.4% (including VAT) or a minimum flat fee (e.g., £1,000 to £2,000), whichever is greater. This is payable on top of the winning bid and is non-refundable.

🔸 Administration Fee:

Some auctions add an administration or document fee, covering the cost of preparing the legal pack and processing your purchase. This can range from £300 to £1,200+ and varies by auctioneer.

🔸 Reservation Fee (Modern Method of Auction only):

If you’re buying through the Modern Method of Auction, you may be required to pay a reservation fee (often 4% to 5% of the purchase price, or a minimum of £5,000). This fee is separate from your deposit and is typically non-refundable. It reserves the property while contracts are finalised — but unlike traditional auctions, it doesn’t count toward the purchase price.

🔸 Legal Costs:

While not an auction fee per se, you’ll need to budget for legal fees for conveyancing and reviewing the legal pack before bidding. This upfront cost is essential and helps you avoid nasty surprises later.

🔸 Stamp Duty Land Tax (SDLT):

You’ll also need to factor in SDLT based on the hammer price, not including the fees. Additional surcharges may apply if it’s a second property or a company purchase.

📝 Tip: Always review the auction catalogue, terms and conditions, and legal pack carefully. Some sellers pass on additional costs such as search fees, seller’s legal fees, or even arrears and council tax.
These will be listed in the special conditions of sale.

✅ Due Diligence Checklist for Buyers:

* Review title and legal pack (ideally with a solicitor)
* Inspect the property condition and local area
* Confirm market value and potential rental/sale income
* Ensure funds are in place for deposit (usually 10%)
* Understand any restrictions or planning conditions

Thinking about buying at auction or using bridging finance?

We can help guide you through the process, arrange fast funding, and make sure your investment works for you — not against you.

📞 Contact Pyxis Capital today for a free initial consultation 01257543013

02/07/2025

Bridging Finance: It’s Not Just About the Rate!

When new clients come to us for bridging finance, the first question is almost always about the interest rate. And we get it, rates matter. But focusing on the rate alone can be a costly mistake.

There’s always a lower rate out there. But lower rates can often come with hidden or unexpected fees that quickly add up. What really matters is the total cost of borrowing, not just the headline figure.

Here’s what else you need to factor in:

• Arrangement Fee – Charged by the lender for setting up the loan.

• Admin Fee – Some lenders sneak this in too.

• Valuation Fees – The lender will need to value the property you’re securing against.

• Lender Legal Fees – Yes, you pay the lender’s legal fees.

• Your Legal Fees – You'll also need your own solicitor.

• Broker Fees – If applicable, these should be disclosed upfront.

• Exit Fees – Can range from nothing to a few months’ interest.

• TT Fees – For transferring funds on completion.

• Title Insurance – Often required, cost varies with property value.

• PG Advice Fee – If using a Ltd Co, you may need independent legal advice on personal guarantees.

📌 Top Tip: Always request a full Tariff of Charges from the lender or ensure your broker provides it, so you understand every potential cost, including default charges.

🔍 The table attached shows a real-world comparison we did for a client. The lowest rate? Not the best option when all costs were factored in.

And remember, bridging is often about speed. Lender service standards can make or break a deal. A good broker knows which lenders can move quickly and which ones can’t.

No broker? Check lender reviews and get trusted recommendations. Because in bridging finance, the right choice can save you time, stress, and serious money.

27/06/2025

💷100% Bridging Finance – What You Need to Know 🏠

One of the most common questions we hear is, "Can I get 100% bridging finance?"

The short answer is yes, but it comes with conditions and is far from typical.

✅ What is 100% Bridging Finance?

This is when a lender provides the full purchase price of a property. In other words, you are not required to introduce a deposit.

That may sound ideal, but there is more to it.

🔍 Why It’s Not the Norm

Most lenders want to see that you are contributing some of your own capital. This reduces their risk and shows commitment.

With 100% bridging, the lender is taking on a higher level of risk. Because of that, they will usually ask for additional security. This could include:

• A second property with enough equity
• A legal charge over another asset you own
• A business asset, in some cases
• A clearly defined and realistic exit strategy

👍 Advantages of 100% Bridging Finance

• No upfront deposit needed
• Helps investors move quickly and scale faster
• Ideal for buying properties below market value
• Useful when funds are tied up elsewhere but you still need to move fast

👎 Points to Consider Carefully

• You must offer additional security to make this possible
• The interest rate and fees may be higher
• There is increased pressure if your exit plan changes
• Only a few specialist lenders offer this type of deal

📌 Final Thoughts

100% bridging finance can be a powerful tool in the right hands. However, it is not a one-size-fits-all solution. It requires a solid plan, realistic timescales, and expert advice.

If you are thinking about using bridging finance and want to explore whether 100% funding is suitable for your situation, feel free to get in touch.

We are always happy to offer guidance and talk you through your options.

26/06/2025

👀A Cautionary Tale: The Cost of Not Asking the Right Questions About Regulated Bridging Finance

We recently came across a situation that highlights a common and costly mistake made by property finance clients - choosing the wrong advisor due to lack of due diligence.

Here’s what happened:

A client was seeking regulated bridging finance, which, as many professionals know, is a specialist area requiring a deep understanding of lender criteria, regulatory requirements, and communication with underwriters.

The client approached an advisor who appeared competent. However, they didn’t ask basic but critical questions about the advisor’s specific experience with regulated bridging. No discussion of case history. No confirmation of lender relationships. No questions about how the advisor checks criteria before submission.

As a result:

🔹 The advisor submitted the application without speaking to an underwriter first

🔹 The advisor hadn’t verified whether the case met the lender’s regulated bridging criteria

🔹 The client proceeded to pay for a valuation, confident that things were on track

🔹 Upon receiving the valuation, the lender declined the application as it was never suitable in the first place

📉 The client was left with a hefty valuation fee, a wasted opportunity, and the frustration of having to start all over again.

✅ What’s the lesson here?

When it comes to regulated bridging finance, it's not enough for an advisor to “handle mortgages” or have general finance experience. This is a niche field where the margin for error is slim and expensive.

Before choosing an advisor for a regulated bridging loan, ask these essential questions:

✔️ How many regulated bridging loans have you placed in the last year?

✔️ Do you speak with underwriters before submitting unusual or complex cases?

✔️ Which lenders do you have established relationships with in this space?

✔️ Can you walk me through the exact process and key risks upfront?

Too many clients assume all advisors are the same but as this case shows, asking the right questions can save you thousands and weeks of lost time.

👉If you're considering regulated bridging finance and want guidance from someone who understands it inside and out, get in touch. We'll make sure the groundwork is solid before you spend a penny.

11/06/2025

🔎 Due Diligence Matters: Know the Numbers Before You Invest!

A client recently approached us to review a new-build apartment and the financial details provided by a Property Sourcer.

What we found was eye-opening:

📌 The asking price was £13,850 above local comparable properties.

📌 The advertised "discount" of £14,245 meant the original price was £28,015 higher than market value.

📌 Rental income was quoted at £1,000/month, yet market data suggested a max of £950, with an area average of £860.

Despite the glossy marketing materials promising strong returns, key financial figures were indicative, and the suggested mortgage rate raised questions.

We crunched the numbers based on real data and client mortgage preferences:

✔️ Gross Rental Yield: 5.31%
✔️ Net Rental Yield: 0.74%

While the Property Sourcer suggested a £330/month income and yields of 8%+, our calculations showed:

📉 £165/month if rented at £950
📉 £75/month at the local average of £860
🚨 This excludes maintenance, insurance, and void periods!

💡 Key takeaway?

New-build properties often come at a premium, but in this area, price growth has stagnated—and, in some cases, declined. Negative equity risks and remortgaging challenges could arise.

🔑 Before you invest, do your research. If you're unsure about the numbers, seek advice from an experienced mortgage professional!

04/06/2025

👉Why You Shouldn’t Use a Property Sourcer for Bridging Finance - And Why an Experienced Advisor is Essential

When considering bridging finance, many property investors turn to sourcing agents for assistance. While property sourcers can be useful in finding investment opportunities, relying on them to arrange bridging finance could expose you to significant risks.

I’ve spoken with someone today who engaged the Property Sourcer for bridging finance and the Property Sourcer made a right mess of things. The advice provided was dreadful and the financial cost to the customer was significant.

👉Here’s why a dedicated bridging finance advisor is the right choice.

The Risks of Using a Property Sourcer

Property sourcers specialise in finding lucrative property deals, but they are not financial experts. Here’s why they may not be the best fit for arranging your bridging loan:

⚫Limited Financial Knowledge – Property sourcers primarily focus on locating deals, not structuring financial solutions. They may lack expertise in assessing lender criteria, financial risks, and optimal loan structures.

⚫Potential Conflicts of Interest – Many sourcers work on commission and may be incentivised to push deals regardless of whether the financing structure truly benefits you.

⚫Lack of Regulatory Oversight – Bridging finance is a complex financial product requiring compliance with lending regulations and risk management. Property sourcers often operate outside regulated financial advisory frameworks, leaving you exposed.

⚫Generic, One-Size-Fits-All Solutions – Sourcers might lack a deep understanding of tailored financial strategies, leading them to recommend generic lenders rather than identifying the best fit for your specific needs.

👉Why You Need an Experienced Bridging Finance Advisor

A qualified and experienced bridging finance advisor brings significant advantages that a property sourcer simply can’t provide:

🟢Expertise in Financial Structuring – Advisors analyze your financial position, loan terms, and exit strategies to ensure you secure a bridging loan that aligns with your investment strategy.

🟢Access to Specialist Lenders – Unlike sourcers, finance advisors have relationships with niche lenders who offer competitive rates and flexible terms tailored to property investors.

🟢Risk Management and Compliance – Advisors ensure your financing complies with regulations and mitigate risks such as unfavorable terms or hidden costs.

🟢Tailored Strategies for Your Investment Goals – Rather than pushing a deal, an advisor will focus on securing financing that supports your short- and long-term investment success.

The Bottom Line

Property sourcers can be valuable in identifying investment opportunities, but they should not be relied upon to arrange bridging finance. Their limited financial expertise, potential conflicts of interest, and lack of regulatory oversight make them ill-equipped to structure complex funding solutions. An experienced bridging finance advisor ensures you receive tailored, risk-mitigated financing that supports your property ambitions.

If you’re serious about bridging finance, choose expertise over convenience - the right advisor can make all the difference.