Your semi-commercial mortgage documents checklist.

Start with a one-page property summary

Record the address, purchase price or estimated value, type of title, current use and intended use. List the commercial and residential parts separately. Explain any vacancies, planned works or personal occupation.

• Sales particulars, if you are buying.
• A floor plan and schedule of units.
• Current rent for each occupied part.
• Known property issues and proposed works.

Prepare the income and lease information

Keep copies of the commercial leases and residential tenancy documents available. Summarise the expiry dates, breaks and any arrears or concessions. Distinguish current income from a letting agent’s estimate for vacant space.

If your business occupies the property, explain the trading position and the relationship between the business and the property borrower.

Explain the borrower and the funds

Identify who will borrow and who will own the property. If a company is involved, provide its number and a simple ownership structure. Explain where the deposit comes from and whether it includes borrowing.

• Individual or company borrower details.
• Relevant property ownership and borrowing experience.
• Current mortgage balance if refinancing.
• Loan amount requested and what it will fund.
• Target timetable and any contractual deadline.

Keep sensitive documents out of the first form

Our enquiry form is for an outline of the proposal. Do not include passwords, bank account numbers, identity documents or medical information. If more information is needed, an appropriate method for sharing documents should be agreed first.

We only deal with non-regulated finance. Tell us about personal or related-person occupation so regulated requirements can be referred to an FCA-regulated counterparty.

Which documents are needed for a semi-commercial mortgage?

The exact document list comes from the parties assessing the proposal. It varies with the borrower, property, loan purpose and whether the income comes from tenants or a trading business. Use this checklist to organise information, not as a promise that providing a fixed bundle guarantees approval. An initial enquiry can begin with a concise outline while supporting documents are prepared.

Label files by subject and date, and distinguish current documents from superseded versions. Where a figure is estimated, identify the estimate and its basis. Do not send an unexplained folder containing contradictory rent schedules or outdated accounts. A clear summary allows questions to focus on the transaction rather than resolving avoidable inconsistencies.

What belongs in the property and title pack?

Have the sales particulars or a current property description, address and floor plan available. Identify the proposed security and any separate titles, leases or other interests being acquired. Explain the commercial and residential units individually, including vacant space, shared access and parking. Your solicitor will investigate the legal documents, but the initial summary should not leave uncertainty about which asset is being financed.

List known condition issues, works and changes of use. Keep existing permissions and completed work separate from applications and future plans. Include the intended timetable and whether any part will be unoccupied during the works. A mortgage application for a stable investment differs from a request to fund development before the property can support rent.

How should the rent roll and leases be organised?

For each unit, record the tenant, use, contractual rent, actual rent received, lease start, expiry and break dates. Mark concessions, arrears and vacancies explicitly. Keep commercial lease documents separate from residential tenancies. If a tenant is connected to the borrower, identify the relationship rather than presenting the income as independent third-party rent.

Add a summary of operating costs and the amounts recoverable from occupiers. Insurance, management, maintenance and shared-service obligations can affect cash flow. An annual rent total is not the same as net income available to service a commercial mortgage. Any forecast for a vacant unit should include its assumptions and be labelled separately from current receipts.

What should an individual borrower prepare?

Expect the relevant parties to ask for information that supports identity, financial position and the source of funds through an appropriate process. For the initial enquiry, explain existing property commitments, the amount required and the intended loan purpose. Do not include passport numbers, bank account details or scans of identity documents in the website message.

If refinancing, have the current mortgage balance, rate period and any known exit terms ready. A recent statement supports planning; the formal redemption amount will be established for the transaction. Explain additional charges or borrowing secured against the property so they are not overlooked when estimating how much cash a remortgage could release.

What additional information does a company need?

Provide the legal name, company number and a simple picture of directors, shareholders and any group relationships. Identify the property owner and borrower if they differ, and explain connected trading companies or tenants. Have available accounts and current management information ready where relevant. A new SPV should be described as new, with its intended activity and funding explained.

Set out the source of the deposit and whether shareholder funds are equity or a repayable loan. Where guarantees or other security are proposed, obtain the appropriate legal advice. We do not infer eligibility from a company name, incorporation date or a particular business classification. The lender’s requirements depend on its assessment of the complete proposal.

How do you present business income and projections?

For an owner-occupied business property, explain the trading operation and the available financial record. Keep turnover, profit and cash flow distinct. A projection should state its assumptions, timing and costs, with the existing figures shown separately. Where the property purchase includes goodwill, stock or equipment, identify the allocation of the purchase price.

For a mixed-use investment, do not combine gross residential rent with business turnover and describe the total as rental income. Each stream needs its own explanation and appropriate evidence. If a new tenant or future conversion is central to the plan, disclose that dependency. A future income estimate is not a substitute for a current lease or trading history.

What should the funds and costs schedule show?

List the price or redemption amount, fees, transaction tax, immediate works and reserves. Against those uses, show cash already available, cash dependent on another transaction and proposed borrowing. Identify whether mortgage fees are paid separately, deducted from the advance or added to the balance. This makes any funding gap easier to see before commitments are made.

Include the target completion date and any contractual deadline. If there is an auction, expiring facility or linked sale, explain it at the start. A complete pack can support a more informed discussion, but it does not guarantee a turnaround time. Valuation, legal issues, lender assessment and third-party responses can all affect the process.

How should sensitive documents be shared?

The first website form is for an outline. It is not a secure document portal and should not contain identity documents, detailed bank information, passwords or unnecessary information about tenants and third parties. Agree an appropriate document-sharing method if further evidence is required. Only provide information relevant to the stated purpose.

Tell us about personal or related-person occupation of the residential accommodation before assuming a non-regulated route. Lenzie Consulting Ltd is not authorised or regulated by the FCA and only deals with non-regulated finance. Where regulated funding is required, the requirement is referred to an FCA-regulated counterparty, which will explain its own process and document requirements.

Common questions