Azure Mortgage & Asset Management Services Limited
Q. How quickly can funds be in my bank?
A. The faster the funds required, the higher the monthly rate is, e.g.
7 days turnaround 1.45% pm 3% Lender’s Arrangement Fee
14 days turnaround 1.10% pm 2% Lender’s Arrangement Fee
21 days turnaround 0.39% to 0.99% 2% Lender’s Arrangement Fee
Q. Can you access desktop valuations?
A. Yes, there are now several lenders who offer desktop valuations up to 65% LTV which are turned around in 24 hours to 72 hours.
Q. Can you access dual representation on the legal work?
A. Yes, so the conveyancing solicitor acting for both you and the lender really speeds up the process, and we know the lenders who can offer this.
Q. Am I eligible for development finance, if I’ve never developed a property before?
A. Yes, there are lenders who will provide development funds if you utilise the services of a contracting construction firm acceptable to the lender.
Q. There seems like lots of paperwork and red tape with my council’s planning department, plus architect drawings?
A. There is, but we can assist you with the whole process and connect you with very reasonably priced, down to earth professionals who can get the job done.
Q. So I can just concentrate on finding and developing the site?
A. Yes, exactly. The drawings, the planning permission, the lender’s paperwork, the funding, the legal completions, we can make all this happen while you can progress with the build and development.
Q. What are the benefits over a traditional BTL product?
A. The exit from the short term to long term BTL funding is already passed with the same lender, either the re-valuation costs and the legal costs are discounted or completely voided, with just a transfer arrangement fee.
Q. Are the interest rates the same as a BTL products?
A. No, they are slightly higher but the associated fees are lower, so swings and roundabouts.
Q. When would I require such a product?
A. Say you have completed a property modernisation with short term funding and you’d like to access the increased equity in the property more quickly while reducing the monthly cost of finance significantly you can complete within 7 to 14 days with this product.
Q. Is setting up a Ltd Company worth the hassle?
A. If you’re a higher-rate taxpayer, usually yes. In a company, you pay Corporation Tax (19-25%) rather than Income Tax (up to 45%) or if you plan to build a property portfolio as a lower taxpayer, buying in a Ltd company is more cost effective. Plus, you can still deduct 100% of finance interest and finance costs as an expense, something individual landlords can't do anymore. If you're a basic-rate taxpayer with one investment property, the extra accounting fees alone may not be a financially beneficial exercise.
Q. What is an SPV?
A. ‘Special Purpose Vehicle’, it’s just a normal Limited Company that does one thing: hold property. Lenders like them, as they are "clean" with no other business debts or trading risks involved.
Q. Are the mortgage rates much higher?
A. Historically, yes, they were about 1% higher. These days, the gap is closing because so many people are doing it. You’ll still pay a bit more in interest and setup fees compared to a personal mortgage, but for most, the tax savings more than make up for the extra interest.
Q. Can I just move my personal BTL into a company?
A. You can, but this would be treated as a sale and purchase, as your company ‘buys the property from you. You may have to pay Capital Gains Tax
personally, and the company has to pay Stamp Duty. It’s often better to start fresh with new purchases.
Q. Can I use my existing trading company?
A. Some lenders allow it, but many won't. Lenders have the concern, if your main business goes bust, it’ll drag the property down with it.
Q. Isn’t this the same as a Ltd Company BTL product?
A. No, this is an investment property, not owned in a Limited Company, where you or a family member has never lived in the property.
Q. How much does it cost to protect my estate for my beneficiaries?
A. You can protect you assets from as little as £500 to £1000, if you have lots of assets you’d like to protect, the cost would increase.
Q. How long does the process take?
A. Around three to four weeks.
Q. What is the cost for a consultation?
A. Nothing, plus we can acquire a structured strategy for you, for free, with no obligation to buy and you will not be hounded with endless phone calls once you have received the strategy.
Q. Wait, "unregulated" sounds dangerous. Is it?
A. It’s not illegal. It just means the Financial Conduct Authority (FCA) doesn't regulate them as they do with say a home mortgage. The products are designed for business people who can make an informed decision whether a financial product is priced fairly with the requirement for advice.
Q. How much experience does AMAMS have in the mortgage sector?
A. The principal, David Donnelly began to work around mortgages since 1999, so 26 years.
Q. Does AMAMS charge any upfront fees?
A. No never, our broker fee only becomes payable on legal completion of a mortgage application.
The Basics
Financials
Property Details
The "Exit" Proof
The Project
Entity Docs
Experience
Passport/Driving Licence & 2x Proof of Address (Utility bill/Council Tax < 3 months old).
Last 3–6 months of personal AND business bank statements.
Full address, purchase price, and a summary of the condition (include photos of "the bad bits").
If refinancing: A Decision in Principle (DIP) from a BTL lender. If selling: An estate agent's letter/valuation.
A "Schedule of Works" (spreadsheet of costs) and any planning permission documents.
If using a Limited Co: Certificate of Incorporation and Shareholder structure.
A simple CV or "Portfolio Schedule" of properties you've done before.
AML (Anti-Money Laundering) checks. They need to know you are who you say you are.
They aren't looking at "affordability" like a bank, but they want to see you aren't living in your overdraft.
To give the valuer a heads-up. If it’s an auction, they’ll want the "Auction Pack."
Critical. This is how they get paid back. Without a solid exit, the deal is dead.
They need to know the property will actually be worth more when you're finished.
To verify the company is active and see who the ultimate owners are.
First-timers can get loans, but "experienced" developers often get much better rates.
The Typical Application Workflow
Enquiry & DIP: You give them the basic numbers. They give you a "Decision in Principle" (usually within 24 hours).
Valuation: You pay the valuation fee (usually £500–£2,000 depending on property size). The surveyor visits the site.
Underwriting: The "Human" part. An underwriter looks at the survey and your documents to make sure everything adds up.
Legal Work: This is usually the bottleneck. Your solicitor and their solicitor swap paperwork.
Pro Tip: Use a solicitor who specializes in bridging. A standard "high street" conveyancer is often too slow for bridge timelines.
Drawdown: The funds are sent to your solicitor, and you complete the purchase.
3 Things That Will "Kill" Your Application
Vague Exit Strategy: Saying "I'll just sell it" isn't enough. They want to know who will buy it and why it will sell for that price.
Missing Planning Permission: If your exit relies on turning a house into flats but you don't have the planning sorted, most lenders will walk away or offer a much lower loan.
The "Hidden" Debt: If you have CCJs or defaults you haven't mentioned, they will find them during the credit search. It's always better to be upfront; many unregulated lenders will still lend to "adverse" clients if the story makes sense.
A good Project Summary (often called a "Deal Sheet") is what separates the amateurs from the pros. When a lender sees a tidy, one-page PDF that answers all their questions before they even ask, they’re much more likely to say "yes" and offer you their best rates.
Here is a template you can copy and fill in. It’s designed to be punchy, factual, and easy for an underwriter to scan.
Project Summary: [Property Address]
1. The Vision
Property Type: (e.g., 3-bed semi-detached / Commercial shop with uppers)
Current Condition: (e.g., Dilapidated, no kitchen/bathroom, structural cracks in rear)
The Strategy: (e.g., Full strip-out and refurb, plus a 3-meter rear extension to add a 4th bedroom.)
2. The Numbers (The "Money" Bit)
Purchase Price £
Refurbishment Budget £
Contingency (10%) £
Total Investment £
Estimated End Value (GDV) £
Anticipated Profit £
3. The Timeline
Anticipated Completion of Purchase: (Date)
Works Duration: (e.g., 4 months)
Marketing/Refinance Period: (e.g., 2 months)
Total Loan Term Requested: (e.g., 12 months — always ask for more than you think you need!)
4. The Exit Strategy (How you pay them back)
Primary Exit: (e.g., Sale on the open market. Local agents [Name] and [Name] have confirmed a post-works value of £X.)
Secondary Exit (Plan B): (e.g., Refinance onto a 5-year BTL mortgage with [Lender Name]. I have a DIP in place for £X.)
5. Experience Profile
The Team: (e.g., Project managed by myself. Main contractor is [Company Name] who I have used for 3 previous projects.)
Previous Projects: (e.g., 2 similar refurbs in the [City] area over the last 24 months. Both sold within 4 weeks of listing.)
A Few "Pro Tips" for the Summary:
Photos are worth a thousand words: Always attach 4–5 photos. Include the worst parts of the property—the lender will see them eventually anyway, and showing them now proves you aren't hiding anything.
The "Contingency" is vital: Including a 10% or 15% contingency in your budget shows the lender you are realistic. If your budget is "perfect," they’ll assume you’ve missed something.
Be specific about Planning: If you don't need planning permission (e.g., it’s just a refurb), state: "Works fall under Permitted Development—no full planning required." It puts their mind at ease immediately.
To transition from a bridging loan to a long-term Buy-to-Let (BTL) mortgage, you have to pass a "Stress Test." This is where the bank checks if the rent will still cover the mortgage even if interest rates spike in the future.
Lenders are generally using a 125% Interest Cover Ratio (ICR) for Limited Companies. This is one of the biggest perks of using a company; if you owned the property personally as a high-rate taxpayer, they’d usually demand 145%.
BTL Rental Stress Test Calculator (Limited Company)
You can use the formulas below to "stress test" your deal. Lenders use two different methods depending on whether you choose a short-term or long-term fix.
1. The Formulas
To find the Minimum Rent needed: Loan Amount x Stress Rate x 1.25 / 12 = Min Monthly Rent
To find the Maximum Loan you can get: Monthly Rent x 12 / 1.25 (Stress Rate} = Max Loan Amount
2. Which Stress Rate do I use?
The "Stress Rate" isn't the rate you actually pay; it's a hypothetical higher rate. It usually follows these rules:
Mortgage Product
5-Year Fixed
4.5% to 5.5% (or "Pay Rate")
Lenders are "kinder" here because your rate is locked for a long time. You can usually borrow more.
2-Year Fixed
The higher of 5.5% or Pay Rate + 2%
Because you're only fixed for 2 years, the bank is worried you'll be in trouble if rates rise by the time you renew.
Real-World Example
Let's say you want to borrow £150,000 through your Limited Company:
Scenario A: 5-Year Fixed (Stress Rate 5%)
150,000 times 0.05 times 1.25 divided by 12 = £781.25 (monthly rent needed}
Scenario B: 2-Year Fixed (Stress Rate 6.5%)
150,000 times 0.065 times 1.25 divided by 12 = £1,015.63 (monthly rent needed)
The Takeaway: If your property only rents for £850, you cannot get a £150k mortgage on a 2-year fix, but you can get it on a 5-year fix.
3 Tips to "Pass" the Test
Go for the 5-Year Fix: As shown above, this is the easiest way to squeeze more money out of a property if the rental yield is a bit tight.
Use a Limited Company: Because the stress test is 125% instead of 145%, you can often borrow roughly 15-20% more than you could if you bought the house in your own name.
"Haggling" the Rent: If you are £50 short of passing the test, speak to a local agent. If they can provide a letter saying the "market rent" is actually £900 instead of £850, the lender will often accept the higher figure.