Single Invoice Factoring & Finance - - commercial mortgages, bridging loans & property funding

Single invoice & Selective Invoice Finance

Need more flexibility than a factoring or discounting lender?

The problems with factoring or invoice discounting

Some of my customers aren’t creditworthy!

Tarring all your customers with the same brush doesn’t help anyone do business, we all have very different customers so sometimes it makes sense to treat them differently.  Spot factoring or Selective Factoring allows a single invoice or certain customers invoices to be financed without taking over the whole debtor book.

Some customers don’t like me factoring

There are still a number of larger companies who don’t like their suppliers factoring their invoices, if that’s a problem and you wouldn’t be able to get approval for a confidential invoice discounting line then Selective Discounting can help cash flow without upsetting your key customers.

Some customers exceed the concentration limits

Factoring companies have to protect their risk, which protects your risk at the same time, but sometimes it makes commercial sense to take a large order or contract from one particular customer.  If that’s the case Selective invoice finance  is perfect as the concentration limits won’t apply.

The 7 mistakes to avoid

Starting in the wrong place

We all have a dream of running our own business, being our own boss but we don’t all have the skills to run that business

Asking for money with a badly written “pitch”

The days of meeting the bank manager on the golf course and agreeing on a commercial mortgage in the “19th hole” are over.  Business loans are business and need to be treated as such. If you expect a bank to put money behind your business, probably twice the money you are putting in, then you need to start thinking like a business owner.

Only approach the wrong funder!

More than 60% of business owners and prospective business owners make this mistake – they don’t select their lending partner on their support for the particular sector, their customer service record or for their pricing – Most business owners choose their bank because that’s who they have their bank account with.

Getting the wrong product

There’s nothing worse than getting tied into the wrong finance provider and being stuck there with them for 6 months or a year.  A flexible product like spot factoring has no tie ins at all, so you can use it for one invoice, one supplier or multiple accounts to raise the funding you need for as long as you need it.

Hoping that they won’t notice any negative aspects

Applying as a limited company so that the bank won’t need a personal credit search or in a single name so they won’t know your partner’s a bankrupt is probably not going to work – lender’s have seen all the dodges before and your bank won’t like it if you keep secrets!

We don’t need a funding – we’re growing!

Spot factoring or selective invoice finance is for growing businesses, it’s flexible and scalable and the more you invoice, the more funding you have available – so you’ll never run out of cash! Great huh?

Working with is better

The best Return on Investment (ROI)

Working with the best lender for your particular proposition means that your deposit will go further and you’ll be able to buy a more profitable business.

Lower Risk

Buying a profitable business means less risk, even if you are borrowing more the fact that the business is already capable of paying the business loan or commercial mortgage then the risk is far lower than that of starting from scratch.

Saving you time – getting the business you want faster

Working with the experts will mean you’ll be moving into your perfect business before the competition have even got off the starting blocks.

By working together we’ll;

  • Gain an understanding of your needs, skills and experience.
  • Work with you and the agents to match these to the perfect business (often a business which is not on the open market).
  • Get the right application pack into the right hands quickly.
  • Work with all the relevant professionals to ensure things progress.
  • Keep working until the day you move in, and beyond.

Why customers like you choose


Our experience of 20 years making purchases happen

Our award-winning approach to business and property finance

Our 5* customer service

We understand your problem, then help the lender to understand.

Don’t just take our word for it is an award winning finance broker, here are a few testimonials from our clients;

About Spot factoring

Spot factoring is:-

  • Contract-free – you decide when you want to use it and which invoices for.
  • Great if you have one big order or contract which puts pressure on your cash-flow.
  • Short term – perfect if you have a short-term cash-flow need.
  • Perfect if you need up to 90% of the invoice amount, in your account, a few days after you invoice.
  • Flexible.

Award winning finance broker

Commercial Broker of the Year – 2017. (Corporate LiveWire)

UK Commercial Mortgage Broker of the Year – 2016, 2015 & 2014. (M&I International)

Commercial Mortgage Broker of the Year – 2013 (Business Moneyfacts)

Shortlisted – Commercial Mortgage Broker of the Year – 2014 & 2015 (Business Moneyfacts)

2016 finance broker of the year - Corporate livewire


Acorn Commercial Finance ( is authorised and regulated by the Financial Conduct Authority (FCA) – #660207

We are also full members of the National Association of Commercial Finance Brokers.

Although most of the commercial mortgages, business loans, buy to let mortgages, bridging finance and property development loans arrange are not regulated by the Financial Conduct Authority we take our responsibilities as a professional broker very seriously and apply the highest standards of customer service and advice to every case, regulated or not.

Strict code of practice

As members of the NACFB since 1997, our ethos has always been to adhere to their Code of Practice in every aspect of our business.

The NACFB has operated an industry recognised Code of Practice since 1992 which endorses best practice in the industry. All NACFB brokers agree to abide by the Code of Practice which ensures that you have the guarantee that will always operate professionally and in your best interest.


Founded in 1997 by father and son team Tom and Paul Thompson, Acorn Finance have long been one of the leading finance brokers in the small business and property sectors.
We’re a multi-award winning team with 7 “best UK broker” awards in the last 6 years and have been featured on the BBC Inside Out programme to show best practice in the commercial lending sector.

Acorn’s specialist knowledge of small businesses marked us out as the “go to” broker for any trading business but especially those in the hospitality sector which resulted in Acorn Commercial Finance becoming the only finance provider asked to join the BIIAB (British Institute of Innkeeping Advisory Board).

We work harder to find the funding you need to thrive

Acorn.Finance (Acorn Commercial Finance previously) have been funding commercial and investment property since 1997.

As a small business just like you, the team understands the needs and time pressures of the buy to let property investor, developer or business owner.

Our mission is to give every business owner, property investor or developer access to the finance they need to thrive and grow.  In a broad and fragmented market with more lending sources than ever,  it is no longer an option to rely on the products of just one lender for the life of a business, lenders are many and varied.  Our role is to help you find the very best funding package to fill your needs, and to have the funding available to you, just when you need it.  To do that we work across the whole of the finance market, from the high street banks and challenger banks through to crowdfunding providers (including our own) and sometimes private equity and businesses angel investors.

Whether you are growing your business or investment portfolio or just starting out then finance is of vital importance and getting the best deal can easily be the difference between growing or not or even failure.  Our experts take time to understand your needs and aims in both the long and short term before recommending you a product which we believe is the best one to achieve your aims. By taking that time to understand your needs we also work more closely with our lenders than most brokers, that means we have a market leading level of success with more applications going through to a successful completion and more of our clients go on to long-term success.


Call your local office using our freephone number –

Or – to arrange a convenient time for an initial call – Click here


344-354 Gray’s Inn Road




2 Wellington Place


West Yorkshire



Redwood House

Brotherswood Court

Almondsbury Business Park


BS32 4QW,


Conference House

152 Morrison Street

The Exchange




Peter House

Oxford Street


M1 5AN


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