Property refurbishment, development and conversion - - commercial mortgages, bridging loans & property funding

Property refurbishment, development and conversion

So - you want to refurbish, convert or develop property?

Award-winning is your first port of call for help and advice on the buying and funding process of property development, conversion or refurbishing property.

The problems faced when buying property to refurbish or convert or developing from scratch.

I don’t have time to meet multiple lenders to get the best deal!

Getting the right property is only the first problem, understanding the myriad of lending products available is a full-time role in itself. Most professionals find themselves sourcing property while they are completing work on the previous project.  There’s no time to compare funding packages or lenders to find the best option.

All lenders are the same – aren’t they?

Of course, once you’ve completed your first project and have a relationship with a lender the easiest way to continue is to stick with the same one, even when this is not the most profitable way to proceed.

There’s a wide range of lenders out there catering for the whole range of project sizes and degrees of work.  From short-term bridging to commercial mortgages, how do you ensure you are getting the best possible interest rates and terms.

I don’t have the best credit – won’t that be a problem?

Credit problems are not that unusual. they don’t have to mean the end of the line when it comes to funding.  Many lenders are open-minded about such things and will look at the circumstances around the problem and how recent it was, others will take little notice as long as the project makes sense.

The 7 mistakes to avoid

Lack of a clear strategy

Many property investors simply look for “a bargain” without having a long-term business plan to refer back to.  Does the property fit with where they are going? Are you looking for short-term wins or long-term growth?

Does your purchasing reflect the plan?

Heart ruling head

The property you are buying should fit in with your overall strategy, choosing properties that you’d like to live in is never a great strategy – return on investment (ROI) activity in the sales or letting market once work is complete and other factors should be considered before falling in love with a beautiful cottage.

Rushing the due diligence

Ensuring your plans for the property are not going to hit a brick wall before you even get started – does your project require planning permission? A quick check of the planning portal can save a lot of future heartache.  If the structure is questionable then a survey could save significant problems later on.

Going too slow!

Although rusing into things can be a problem, not moving can be just as much an issue, motivated vendors who accept lower prices for a speedy completion do not take kindly to procrastination, so understand what you are buying quickly and get on with it!

Getting the finances wrong

Getting the funding wrong can soon turn a profitable property into an unfinished nightmare.  Going over-budget with a refurbishment or development and finding the lender has no scope to help will lead to failure.  Understanding the numbers and your costs will make sure your projects are profitable and your business is sustainable.

Over spending

The budget needs to be worked out in detail during the “due diligence” phase and when work commences, it needs to be stuck to. Builders “extras” can soon have a great project running into massive losses.

Ignoring the exit!

Especially when buying on a bridging loan or other short-term funding, ignoring the exit strategy can increase funding costs significantly.

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 you will be able to take on better, more profitable projects.

Lower Risk

Getting the right funding package which fits both your long-term strategy and your immediate needs increases your potential profit and reduces the potential risk of running out of funds.

Saving you time – getting the business you want faster

Working with the experts will get you the right property projects before the competition have even got off the starting blocks.

By working together we’ll;

  • Gain an understanding of your needs, skills and experience.
  • Ensure we can get the most out of funding to get the most out of your next project.
  • Get the right application pack into the right hands quickly.
  • Work with all the relevant professionals to ensure things progress.
  • Keep working until the complete, 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;

Property refurbishment, conversion or development.

What service will provide?

  • Our “getting to know you” kit will help you to understand what type of project will best suit your skills and experience.
  • Together, we’ll  analyse the target property to ensure it’s the perfect fit, then if it isn’t, working together we’ll find one that is.
  • If you need help with any professional contacts or other information, it’s right here.
  • Once the price is agreed we’ll arrange the finance you need to buy your perfect business.
  • Everything you need is part of the package, your expert will arrange your valuations, solicitor, quantity surveyor and insurance.
  • Once you get started, we’re here to help with any cash-flow issues, new equipment or vehicles.  Just call us*

* Your fee payment will cover you for membership of the property club for 12 months and will cover any further finance requirements related to this project during that period.

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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