Debt Consolidation Remortgage: Repay a High-Interest Bridging Loan and Release Equity

Customer Overview

Our client is a UK homeowner in his 30s–40s who has spent the last two years renovating his property. During this time, he used a short-term bridging loan to repay money borrowed for the renovation works. The improvements significantly increased the property’s value, creating substantial equity.

He is not experiencing financial difficulty and has maintained all payments on time. His primary goal was to replace an expensive short-term loan and variable rate mortgage with a more structured, long-term solution.

The Challenge: High-Interest Bridging Loan and Variable Rate Mortgage

The homeowner was currently:

• On HSBC’s variable rate mortgage.
• Paying over £1,200 per month on a bridging loan of £105,540.
• Facing a bridging loan interest rate of 14%.
• Required to repay the bridging loan within a 12-month term.

While he was comfortably managing repayments, the bridging loan was designed as a short-term solution. Continuing with this arrangement would have been expensive and inefficient long term.

If consolidated over a full mortgage term, the £105,540 debt would result in approximately £246,963.60 being repaid in total — meaning £2.34 for every £1 borrowed. We clearly explained the long-term cost implications of a debt consolidation remortgage, including the risks of securing previously short-term borrowing against the home.

Why Consider a Debt Consolidation Remortgage?

This case was not about financial hardship. Instead, it was about:

• Replacing a high-interest short-term loan.
• Moving from a variable rate to a more structured mortgage product.
• Ensuring monthly payments reduce the capital balance.
• Releasing additional equity to gift funds to a family member.

The client explained:

“The bridging loan served its purpose, but it’s short-term and expensive. I want the balance reducing each month under a proper mortgage arrangement.”

The Solution: Remortgage to Clear Debt and Release Equity

We arranged a remortgage to clear debt, specifically the bridging loan, while also raising additional funds from the property’s increased value.

Key Elements of the Strategy

• Repay the £105,540 bridging loan in full.
• Move from a variable rate onto a structured mortgage product.
• Maintain similar monthly payments to current outgoings.
• Release equity to provide a financial gift to a close family member.
• Avoid consolidating smaller credit commitments unnecessarily.

Although we advised that consolidating borrowing over a longer mortgage term increases total interest paid, the client made an informed decision. The bridging loan was secured against the property and required repayment within 12 months — making refinancing the most practical and cost-effective route.

The Financial Impact Explained Clearly

It’s important to understand how a debt consolidation mortgage works:

• Short-term high-interest debt is moved onto a longer-term mortgage.
• Monthly payments can become more manageable or structured.
• Total interest paid over time is usually higher due to the extended term.
• The debt becomes secured against your home.

In this case:

• Monthly disposable income improves by approximately £281.05 during the original loan term.
• The new mortgage operates on a capital repayment basis, meaning the balance reduces each month.
• The expensive 14% bridging facility is removed.
• All borrowing is consolidated into one manageable payment.

Why Not Keep the Bridging Loan?

Bridging finance is typically designed for:

• Short-term property purchases
• Renovation projects
• Temporary funding gaps

It is not designed as a long-term repayment vehicle. In this situation, although less than two years remained, the loan:

• Carried a high 14% interest rate
• Required significant monthly payments
• Did not provide long-term stability

By choosing to remortgage to clear debt, the homeowner transitioned into a structured, regulated mortgage product aligned with long-term financial stability.

Additional Goal: Equity Release to Support Family

An equally important objective was releasing additional funds from the property’s increased value to gift money to his mother.

This was not debt-driven borrowing but a strategic use of equity built through renovation and property appreciation.

Key Outcomes Achieved

• Bridging loan fully repaid.
• High 14% interest facility removed.
• Single structured mortgage payment.
• Capital repayment reducing balance monthly.
• Approximately £281 monthly improvement in disposable income (during original loan term).
• Equity released to support family.
• No ongoing financial stress or missed payments.

Important Considerations with Debt Consolidation Mortgages

If you are considering a mortgage to pay off debt, you should understand:

• You may pay more interest overall if the term is extended.
• Your home becomes security for the consolidated borrowing.
• Future remortgage options can be limited if new debts accumulate.

Every case must be assessed individually to ensure suitability.

Frequently Asked Questions

Can you remortgage to consolidate debt?

Yes. A debt consolidation remortgage allows you to combine existing loans or secured borrowing into your mortgage. Lenders will assess affordability, credit history, and available equity before approving the application.

How much can I save monthly by consolidating debt into my mortgage?

This depends on your current interest rates and remaining terms. In this case, disposable income improved by around £281 per month during the original loan term. However, total interest paid over the full mortgage term was higher.

Does remortgaging affect my credit score?

A remortgage application involves a credit search, which may cause a small temporary impact. Maintaining repayments on the new mortgage can positively influence your credit profile over time.

What documents are required for a remortgage application?

Typically, you’ll need:

• Proof of income (payslips or tax returns)
• Bank statements
• Details of existing mortgage and loans
• Proof of identity and address

Can I repay a fixed-rate mortgage early without penalties?

Many fixed-rate mortgages include early repayment charges during the fixed period. Always check your lender’s terms before making changes.

Is a Remortgage to Clear Debt Right for You?

If you have a high-interest secured loan, bridging finance, or are considering a remortgage to clear debt, it’s essential to review:

• The total long-term cost
• Your monthly affordability
• The purpose of the borrowing
• Available equity in your property

Speak to a Mortgage Specialist Today

If you’re currently on a variable rate or managing short-term high-interest borrowing, we can help you explore whether a debt consolidation mortgage is suitable for your circumstances.

Contact us today to review your options and secure a more structured, long-term solution tailored to your needs.