West One Loans does not credit-score bridging applications unless the client specifically permits it, does not check employment, and underwrites manually throughout. That makes it a genuine option for bridging loan cases without clean exit paperwork or standard employment evidence. Its broad product range across bridging, buy-to-let, commercial and second charge also makes exit planning straightforward.
West One Loans at a glance
| West One Loans | |
|---|---|
| Loan size | £75,000 to £30 million (larger by referral) |
| Security | First or second charge |
| Coverage | England, Wales and Scotland |
| Maximum LTV | 75% on residential, semi-commercial and commercial |
| Term | Up to 24 months |
| Rates from | 0.75% per month |
| Credit and income | No credit score unless permitted; no employment check; manual underwriting |
| Second charge | AVMs to 80% LTV (lower-confidence AVMs to 75%); no separate legal representation needed |
| Fees | Upfront fees per published tariff; ERCs not applicable in most cases |
What this means in practice
Many lenders still lean on credit checks and employment evidence even on a bridging application where the exit, not affordability, is the real question. West One's manual, no-scoring approach removes that friction for borrowers whose paperwork does not fit a standard box.
How it works
Loans run from £75,000 up to £30 million, with larger cases by referral, secured by first or second charge across England, Wales and Scotland, at up to 75% LTV on residential, semi-commercial and commercial security, with terms up to 24 months. Rates start from 0.75% per month.
On second charge, automated valuations are used up to 80% LTV, with lower-confidence AVMs accepted to 75%, and second-charge borrowers do not need separate legal representation. Both points shorten a second-charge case considerably. Upfront fees apply on bridging per West One's published tariff of charges, and early repayment charges are not applicable in most cases.
How a case with West One typically runs
Because every case is underwritten by a person rather than a scorecard, the application is a chance to explain the circumstances properly: why the paperwork looks the way it does, how the loan will be repaid and what the security is worth. Where an existing IVA or debt management plan is in place, the loan can potentially be structured to discharge it.
Expats and foreign nationals are considered by referral, up to 65% LTV, and two years' UK residency generally applies for second-charge buy-to-let.
How West One compares with other lenders on the panel
Its closest comparison is Together, the other lender used for cases declined elsewhere, which is especially strong on unusual property; the West One Loans vs Together comparison explains when each fits. MT Finance also avoids credit scoring and offers many unregulated products with no upfront fees, which suits a borrower who cannot fund fees before completion.
For second-charge borrowing more generally, see our guides to second charge bridging loans and first versus second charge bridging.
Who it suits
West One suits clients without clean exit paperwork, without standard employment evidence, and second-charge capital raises, including where an existing IVA or debt management plan can potentially be discharged by the loan. Its broad group product set (bridging, buy-to-let, commercial, second charge and development) makes it a practical whole-lifecycle option.
Where it is not the strongest fit
The upfront fee model on bridging is the main constraint for fee-poor borrowers. Several panel lenders offer no-upfront-fee bridging products, which will suit a client who cannot fund fees before completion better than West One will.
How a second-charge capital raise works
A second charge sits behind an existing mortgage, so the borrower keeps that mortgage in place and raises additional funds against the equity above it. That can make sense where the existing mortgage is on a rate worth keeping, or where redeeming it would trigger early repayment charges. The lender looks at the combined borrowing across both charges against the property's value, which is why the AVM limits matter.
Because West One does not require separate legal representation for second-charge borrowers, and can use an automated valuation on qualifying cases, the process is usually shorter than a first-charge bridge. The existing mortgage lender may still need to be notified, and that step is worth starting early.
Questions worth asking before you apply
- Can you fund the upfront fees before completion? If not, look at a no-upfront-fee lender first.
- Is the loan second charge? If so, will an AVM be enough, and at what confidence level?
- Is there an IVA or debt management plan the loan could discharge?
- Are you an expat or foreign national? If so, plan around the 65% LTV available by referral.
- Could the exit be a West One buy-to-let or commercial product?
Summary
West One Loans is a strong fit specifically where paperwork or employment evidence is the obstacle rather than the deal itself, and for second-charge capital raises, provided the borrower can fund the upfront fees. Figures above are correct as of August 2026 and should be confirmed with your broker before an application.
