Together bridging review 2026: what happens at month thirteen

What happens if the bridge runs past twelve months

Together's bridging term is twelve months. Its variable rates track the Together Commercial Managed Rate, which the product guide gives as 9.39%. The criteria guide then sets out what happens at the end: “If the 12-month term is exceeded” the loan reverts to TCMR plus a margin. Residential first charge takes TCMR plus 3.50% to 6.00%. Residential second charge takes TCMR plus 4.50% to 6.50%. Commercial first charge takes TCMR plus 4.50% to 7.00%. Where a case lands in that range depends on loan size and loan to value.

Put in the units a borrower thinks in, that is an annualised 12.89% at the bottom and 16.39% at the top, against a headline of 0.83% a month. The same guide offers the other door: “At the end of the term, the loan may be renewed by approval with a 5% renewal fee being incurred.” A £600,000 loan renewed costs £30,000 for the privilege, and renewal is by approval, not by right.

This is why we ask about the exit before we ask about the rate on a Together case. A sale that slips from month eleven to month fourteen is ordinary in property. A borrower who has budgeted 0.90% a month and lands on a reverted rate has a different loan. Where the exit is a refinance with a lender whose own timetable is outside the borrower's control, we say so at the quote stage rather than at month ten.

Who Together are and which company signs the loan

Together is a trading style of several companies registered at Lake View, Lakeside, Cheadle SK8 3GW. The website operator is Together Financial Services Limited (02939389), a business incorporated on 15 June 1994 that has traded as Blemain Group plc, Jerrold Holdings plc and Jerrold Holdings Limited before taking its present name in 2017. Regulated lending sits in Together Personal Finance Limited (02613335), which the footer describes as authorised and regulated by the Financial Conduct Authority under FCA number 305253. Blemain Finance Limited carries its own FCA number, 719121.

Unregulated bridging is written by Together Commercial Finance Limited (02058813), and the product guide page says it directly: “Loans offered by Together Commercial Finance Limited are not regulated by the Financial Conduct Authority.” For a limited company buying an investment property that is normal and expected. It does mean the protections on the case are the ones in the facility agreement, so the facility agreement is the document to read.

Scale is not in doubt. The results announcement of 18 May 2026, covering the quarter to 31 March 2026, put the group net loan book at £8.4bn, up 7.6% on the year, with average monthly lending of £309.9m, up 24.9%. Weighted average origination loan to value was 61.4% and the indexed figure on the book 56.1%. Underlying profit before tax was £60.8m, statutory profit before tax £54.4m, and shareholder funds £1,355.0m. Arrears stood at 4.5% and cost of risk at 0.92%. In the same period Together priced a £542m commercial real estate securitisation and issued £300m of second lien notes. It took Best Bridging Finance Provider at the 2026 Business Moneyfacts Awards in April.

What Together lends, and at what published rate

The commercial range runs from bridging and auction finance to commercial mortgages, commercial buy to let, development finance, development exit and social housing. The personal side carries regulated bridging, auction finance, mortgages and consumer buy to let. A refurbishment bridging product sits on its own page.

Minimum loan is £26,000, which is the lowest floor of any bridging lender we track and less than a tenth of Glenhawk's. The maximum is £5m unregulated and £3m regulated. Commercial and semi-commercial second charges stop at £1m, a much sharper step down from first charge than most lenders apply. Loan to value reaches 75% on unregulated residential first charges and 70% on most of the rest, with commercial second charges at 65%.

Published unregulated residential rates from the 5 August 2026 guide, on a 2% product fee and a clean credit profile: above £100,000 at up to 65% LTV, 0.83% variable or 0.91% fixed on a first charge; above £100,000 at up to 75% LTV, 0.90% variable or 0.98% fixed. At or below £100,000 the same 75% band costs 1.07% variable or 1.15% fixed. Second charges add roughly 0.10% throughout. Commercial and semi-commercial first charges run 0.84% to 1.01% variable depending on size and LTV, with sub-£100,000 commercial deals at 1.16%. Adverse credit loads the rate by 0.15% for one demerit and 0.25% for two.

Interest can be serviced or retained. Automated valuations are allowed on standard properties for loans up to £250,000 at a maximum 65% LTV, with Hometrack accepted on residential only. Land is lendable, and where planning is in place Together points borrowers at development finance running to 24 months instead. Re-bridging an existing bridge may be accepted, though the 75% remortgage band excludes it.

The demerit grid, and who gets approved

Together prices adverse credit through a demerit system, and publishes the thresholds in money rather than in adjectives. One demerit is scored for each secured arrear, CCJ or default in the last twelve months. A CCJ or default counts where it is unsatisfied and between £300 and £10,000, or satisfied and over £3,000. Anything at or under £300, and anything satisfied at or under £3,000, is ignored. Unsatisfied judgments over £10,000 go to referral. Two demerits in twelve months is the ceiling, and unsecured arrears are recorded as accepted but not assessed. Adverse over twelve months old does not affect the rate.

That degree of published detail is rare in bridging, and it makes a case winnable or not before an application is submitted rather than after a valuation is paid for. On structures, Together accepts individuals, sole traders, partnerships, LLPs and limited companies, up to four applicants, employed or self employed, including expats and non-UK residents. It also accepts self-employed applicants with twelve months of trading history on the same rates as an employed borrower.

Age minimum is 18. There is no maximum where the loan is self funded; where income is needed it is 80 at the end of term on unregulated and 85 on regulated. Affordability runs on an interest cover ratio above 120% on income-producing property, using 90% of projected rent, or on a total secured debt test where secured payments must stay under 50% of net income or profit, with referrals to 75%. Geography is England, Scotland and Wales. Northern Ireland never appears in the criteria, which we record as an absence rather than as a stated exclusion.

Two claims that contradict the paperwork

The first is speed. The intermediary page says clients get funds “in as little as 24 hours”, and the commercial bridging page carries a heading reading “24 hour completions”. Further down that same commercial page, the FAQ says: “Typically, it takes 3-4 weeks to get a commercial bridging loan.” Both statements sit on pages published by the same lender. We plan on three to four weeks and treat anything faster as a good outcome, because that is the figure Together itself gives when it is answering a question rather than making a promise.

The second is exit fees. The regulated bridging page tells borrowers there are no early repayment charges. The product guide dated 5 August 2026 shows an exit fee of one month's interest on loans of £100,000 or less, across residential, commercial and semi-commercial bridging. On a £95,000 residential bridge at 1.07% a month, that is a little over £1,000 payable on the way out of a loan advertised as carrying no early repayment charge. The two statements can both be technically true, since an exit fee and an early repayment charge are different things in a facility agreement, but a borrower reading the website would not know that.

There are smaller mismatches. The regulated bridging page banner offers 75% LTV while the FAQ lower down the same page says 70%, and the intermediary page says 70% for most bridging with 75% reserved for unregulated residential first charges. The consumer page gives a £50,000 minimum where the intermediary page and the product guide both say £26,000. None of these is fatal. All of them are reasons to work from the guide rather than the marketing.

Fees, and the arithmetic on a small bridge

The product fee is 2% with a £1,000 minimum. A £30 telegraphic transfer fee applies to all cases. Title insurance fees and the lender's legal costs are charged on top. Together publishes a regulated representative example that shows what the total looks like in practice: a £177,000 mortgage over twelve months at a fixed 0.91%, with eleven instalments of nothing followed by one of £202,538.37, made up of the loan, a £3,540 arrangement fee, £1,046 of broker fees, a £100 redemption administration fee and £20,852.37 of interest, giving 14.4% APRC.

Now run the same shape at the bottom of the range. A £60,000 bridge pays the £1,000 minimum product fee, which is 1.67% rather than 2%, plus the £30 transfer fee, plus one month's interest on exit because it sits under £100,000. At 1.07% a month that exit charge is about £642. The £26,000 floor gets Together into deals no other bridging lender on our panel will look at, and the fee structure means the borrower pays for that access.

One distribution point matters for anyone shopping around. Together's intermediary page says network and club members cannot submit business for this product directly and must go through a packaging partner. That does not change the price, but it does change who can put the case in and how many hands it passes through.