Commercial Mortgage Bad Credit UK | Specialist Lenders | FundingSearch
Getting a Commercial Mortgage with Bad Credit: Your Options
Bad Credit Does Not Rule You Out
Poor personal credit does not automatically disqualify you from commercial borrowing. Lenders assess your business performance separately. If your company is profitable and trades successfully, you have a path to borrowing.
The commercial lending market includes specialist lenders who focus on underserved borrowers. They charge more to reflect additional risk, but they lend. Understanding this market segment is crucial if your credit file has damage.
What Constitutes Bad Credit?
County Court Judgements not yet satisfied
Missed credit card or loan payments
High credit utilisation ratios
Recent defaults or late payments
Previous bankruptcy or insolvency
However, age matters significantly. A CCJ from 10 years ago affects you less than one from last year. A missed payment from 5 years ago is largely history. Most lenders focus on recent behaviour.
Specialist Lenders for Bad Credit
These lenders specialise in cases that mainstream banks decline. They have smaller portfolios and assess applications individually. They understand that business success is separate from personal financial history. However, you pay for this flexibility.
Typical rates from specialist lenders run 1% to 3% higher than mainstream rates. A mainstream rate of 5% might become 6% to 8% with a specialist. Deposits may increase to 30% or 40%.
Strengthening Your Application
Boost your deposit to show commitment
Provide a co-guarantor with stronger credit
Show improved credit behaviour recently
Provide extensive business evidence
Explain the circumstances behind the negative credit items
Personal Insolvency: Understanding the Impact
Personal insolvency is a formal legal status declaring you unable to pay your debts. It includes personal bankruptcy, Individual Voluntary Arrangements (IVAs), and Debt Relief Orders (DROs). Many people mistakenly believe personal insolvency permanently blocks all borrowing. This is incorrect.
Personal insolvency is distinct from your business finances. Lenders view these separately. A business trading profitably can access commercial financing even if the owner has a personal insolvency history. What matters is whether your business can service the loan.
An IVA typically runs for five years. After completion, lenders view you more favourably. An Individual Voluntary Arrangement that is completed successfully demonstrates that you honoured an agreement despite financial difficulties. This shows commitment to obligations.
A bankruptcy discharged more than 6 years ago has minimal impact on commercial mortgage applications. Recent bankruptcy (less than 3 years) requires specialist lending, but options exist. The key is your current business performance and your ability to repay.
Corporate Insolvency: The Company Liquidation Question
Corporate insolvency occurs when a company cannot pay its debts. This leads to liquidation (voluntary or compulsory). Many business owners believe that past company liquidation permanently prevents future commercial mortgages. Again, this is not accurate.
Lenders distinguish between different insolvency scenarios. A company liquidated due to market conditions or unforeseen circumstances is viewed differently than one with director misconduct. A properly managed liquidation where creditors were treated fairly reflects relatively better than one with outstanding disputes.
The Insolvency Register is public. Lenders will see your company’s liquidation history. However, they assess the circumstances, not just the fact of liquidation. Directors who have successfully run subsequent businesses after liquidation demonstrate learning and capability.
Liquidation Does Not Stop You Borrowing
A key principle: business insolvency and personal insolvency are separate. If your company was liquidated but you personally did not declare bankruptcy, lenders focus on your current business. If you have a new trading company, you can access commercial mortgages.
The critical factor is time. A company liquidated 2 years ago is viewed less favourably than one liquidated 8 years ago. Most lenders consider liquidation more than 6 years in the past as substantially reduced risk. For more recent liquidations, specialist lenders still offer mortgages, but at higher rates and with larger deposit requirements.
What lenders need is evidence your current business is strong. Provide: robust trading accounts showing profitability, proof that the previous liquidation was handled professionally, examples of any successful business runs since the liquidation, and clear explanation of why the previous business failed (market conditions, not repeated poor decision-making).
Real Example: Liquidation to Commercial Mortgage
A manufacturing business was hit by supply chain disruption. The company could not fulfil orders. Rather than drag out decline, the director voluntarily liquidated and settled creditors within 18 months. The director then started a new consultancy business using updated suppliers. Four years later, that consultancy generated £250,000 annual profit. A specialist lender approved a £300,000 commercial mortgage at 7.2% (compared to mainstream 5.5%). The liquidation history was noted but not prohibitive. The current business performance was strong enough.
Moving Forward After Insolvency
If you have a personal insolvency history, focus on clean business financials. Ensure your business accounts are immaculate. Pay all business taxes on time. Avoid any personal credit issues post-discharge. Demonstrate stability. Personal insolvency discharged cleanly, followed by a thriving business, tells a positive story.
If you have a company liquidation history, the same applies. Your new business must be demonstrably stronger than the failed one. Show you learned lessons. Avoid high-risk sectors you previously attempted. Build a track record of sustainable operation. Two to three years of strong trading after a liquidation significantly improves your lending prospects.
Frequently Asked Questions
Can I get a commercial mortgage if I am in an IVA?
Whilst in an active IVA, commercial mortgages are extremely difficult. Lenders view you as already in financial difficulty. Once your IVA is complete, access improves significantly. Most lenders will consider mortgages 6-12 months after IVA completion.
Does a Debt Relief Order (DRO) affect my commercial mortgage chances?
A DRO is less severe than bankruptcy. You are not discharged until 6 months after the order is made. Once discharged, prospects improve. A DRO typically causes less lending impact than bankruptcy or an IVA. Specialist lenders will consider applications within 2-3 years of DRO discharge.
How long after a company liquidation can I borrow commercially?
Technically, immediately. However, practical access depends on time and circumstance. Liquidations within 5 years require specialist lenders at higher rates. After 6-7 years, mainstream lenders will consider applications from a new, successful business. The strength of your current business matters more than the liquidation date if you can demonstrate growth and stability.