Real estate financing
As one of the leading commercial mortgage providers in the UK, Aviva Investors has many years’ experience financing multiple property transactions.
We're committed to putting together the right deal for you. As soon as you contact us you'll have a dedicated account manager backed by a team with the skills and experience to finance your transaction. Our hands-on approach and knowledge of commercial mortgages means we react quickly and are flexible.
Since 1984, we’ve built up a portfolio of over £10 billion lending to borrowers ranging from private property companies to family trusts and private investors. Some recent deals include:
- £40 million regional office portfolio.
- £130 million 15 year prime London retail.
- £53 million 10-year shopping centre, Bury.
- £60.65 million five-year facility refinancing. four warehouse assets UK.
- £55 million seven-year leisure property, London.
- £81 million 10-year retail and offices in London and Cardiff.
How your property deal is financed has an important bearing on its success. Important considerations include the type of mortgage you use, its duration and terms.
Our typical lending terms
- Lend against retail, office, industrial and leisure investment properties or portfolios.
- Loans range from £5-£100 million against a single property or larger sums for portfolios.
- Loan duration ideally 5–30 years.
- Loans typically up to 65% of value (higher depending on income quality) or purchase price. Valuation to be provided from our panel of valuers – chosen by the applicant.
- Repayment flexibility: all interest-only, part interest-only and part amortised, capital holiday periods, sculptured profiles around RPI and fixed rent uplifts etc.
- A competitive fixed rate of interest using gilts as a benchmark.
- Our income cover requirements are guided by income quality, lease durations and property fundamentals.
- Arrangement fee from 0.65% of the loan amount subject to a minimum of £32,500 payable upon acceptance of our offer.
Applying for finance
To ensure you receive the best loan terms, your first step is to tell us about your property or portfolio. Do this by contacting us by either phone or email.
Please see the new business Application details document, which lists the type of information required.
If you’re not sure of all the details, please still get in touch. We’re happy to discuss over the telephone first, and provide an indication on loan levels and terms.
Once we’ve received and reviewed your application, we’ll put together our best and most suitable loan package for your needs. Our credit committee meets daily, so we can make a formal decision quickly.
When the loan is approved, we’ll send you a formal mortgage offer. We'll request your official acceptance, our arrangement fee and a formal valuation of a valuer from our panel.
As soon as you accept and our fee is received, our legal team will be in touch with yours to carry out legal due diligence and to settle the loan and security documentation.
The final step is legal completion. A completion date is agreed once the workload and timings are known. We aim for the final sign-off first thing on the completion morning to release the funds as quickly as possiblle.
To help guide you through the real estate financing process, we’ve answered some common questions below.
Do you offer variable rates?
Rarely. It may be possible to split a portfolio and provide a very small percentage of a loan on a one-year variable rate.
Can I fix my rate before the loan is completed?
We allow a seven-day fixing period prior to drawdown on loans up to £25 million, reducing to two days above this level. A fixing will only be accepted provided the borrower and Aviva Investors Commercial Finance’s lawyers are confident the stated drawdown date is achievable.
What fees do you charge?
- Arrangement fee: 0.65%-1% of loan amount depending on complexity and number of properties/tenants.
- Legal fee: on a sliding scale, but our new business team can provide a quote at an early stage.
- Valuation fee: the customer pays the valuer’s fee.
What if you repay your loan prior to the maturity date?
On top of the capital and outstanding interest, an early redemption fee (ERF) may be payable. This will apply if we cannot reinvest the capital at an equivalent or better rate than the rate on your loan.
What happens at loan maturity?
We expect our loan to be repaid in full. If you wish to renew the loan then contact our new business team early on, at least three months before maturity, so the new loan is ready when the existing one expires.
What is cross charging?
A legal process linking loans together giving the lender more recourse powers. So if a shortfall occurs on the sale of one property, this could be made up from surpluses from other loans within the cross charge. It’s also useful for underwriting as the shortfall in one loan's cash flow can be topped up by surplus rent from a property in another loan.
Do you offer VAT loans when this is payable on the acquisition of a property?
Unfortunately we can't offer VAT loans.
Meet the team
We have an experienced and knowledgeable team who are committed to making your deal work.
The value of an investment and any income from it may go down as well as up and the investor may not get back the original amount invested.