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Secured business loans against your commercial or investment property — without remortgaging, without the wait, without the runaround.
We'll walk you through exactly how it works, what's protected, and what happens at every stage — before you commit to anything. Clear-eyed borrowing.
Secured business loans can complete in 3–7 days. Not like your bank's 8–12 week commercial loan process — this is capital when you need it.
That usually says more about their criteria than your business. Specialist lenders assess differently — and often say yes where high-street banks can't.
A secured business loan is capital borrowed against a property you already own — typically as a second charge, sitting behind your existing mortgage without disturbing it. You get a lump sum for business purposes (growth, cash flow, tax bill, equipment, opportunity) with the property as security. Because the lender has security, rates are significantly lower than unsecured business loans, and loan sizes can be meaningfully larger.
Two distinct audiences use this product. The first is business owners declined by their bank — specialist lenders assess affordability differently and often approve where high-street banks refuse. The second is borrowers protecting their existing mortgage rate — taking a second charge rather than remortgaging preserves a historically low rate on the first mortgage while still accessing new capital.
What's the property, what's the existing mortgage, what's the capital for. 60 seconds on the phone.
From specialist second-charge lenders on our panel — narrowed to those most likely to say yes on your deal.
Written agreement in principle with a soft credit search. Your credit file isn't touched until you instruct us to proceed.
Valuation (often desktop-only), light legal work, funds released. Total timeline typically under a week.
Bank lending has tightened significantly — traditional business lending dropped 8% last year while alternative finance grew 34%. A decline from your bank often reflects their criteria, not your business's viability. Specialist lenders assess self-employed income, trading history, and security differently — and often approve deals high-street banks can't.
Start your enquiryYou've got a strong rate on your commercial or investment property and don't want to lose it by remortgaging. A secured business loan (second charge) lets you access new capital without disturbing your existing first mortgage. The two facilities run alongside each other with separate rates, terms, and lenders.
Start your enquiryA specialist broker like Norwest Insurance is the quickest route to the right secured business loan in the UK. With 120+ lenders on our panel and over 50 years of experience, we match your profile to the right lender before any hard credit check — so your first application is the right one. Call 0161 225 9200 or send a 60-second enquiry and we'll come back with a clear picture of what's possible.
A remortgage pays off your existing mortgage and replaces it with a new (larger) one — you lose your existing rate. A secured business loan sits as a second charge behind your existing mortgage, so your first mortgage continues unchanged while the second facility provides the new capital. In a high-rate environment, second charge usually wins on total cost.
Depends on the equity. Most lenders will lend up to a combined 75–80% LTV (first charge + second charge combined). If your property is worth £500k and your first mortgage is £200k, that's £300k equity and you could typically access £175–200k of second-charge borrowing before hitting 75% LTV.
Typically 3–7 days from application to funds released for straightforward deals. Can be as fast as 48 hours for urgent cases with clean documentation. Main time drivers are valuation (sometimes desktop-only for second charge) and legal work (lighter than a remortgage).
Yes — most secured business loan lenders specialise in self-employed borrowers. Traditional bank affordability rules (that penalise variable or business income) don't apply. Lenders in this market assess equity, property quality, and broad trading history rather than demanding years of PAYE-style payslips.
No. Specialist lenders look at the deal on its merits, not at whether your bank said no. In most cases, a 'no' from your bank is simply evidence that you need a specialist lender — and that's exactly our market.
As with any secured loan, the lender can enforce the security — which could ultimately mean a forced sale of the property. This is why we stress-test affordability before you commit. We'll walk through monthly payment impact, buffer against income variability, and exit strategy (sale, refinance, business growth) in the first conversation. The answer to 'can you comfortably afford this?' has to be yes before we proceed.
Buying, refinancing, or owner-occupying — matched to the right lender from 120+.
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Learn moreTell us what you need and what's securing it. We'll come back with terms, timelines, and total cost — no obligation, no hard credit check.