What types of commercial finance are excluded (eg, property finance, mortgages, franchises)?

The short answer and scope

Best Business Loans does not directly provide finance. We help established UK companies find suitable non-property commercial funding by introducing them to relevant lenders and brokers. To keep things clear, some finance categories are out of scope for our platform.

Excluded categories include property-backed borrowing (such as commercial mortgages, development or bridging loans), residential or buy-to-let mortgages, franchises, start-ups, sole traders, and personal or consumer credit. We also exclude investment products, crypto-related finance, and any products that would require regulated mortgage advice. Our service focuses on trading businesses seeking non-property commercial lending such as equipment, vehicles, working capital, fit-out, asset and invoice finance.

If your requirement falls into an excluded category, we’ll be transparent so you don’t waste time. If your need is in scope, our AI-led process can suggest suitable introductions to finance providers who may be able to help.

Why we exclude certain finance types

Some finance areas require specialist, regulated advice or have risk profiles and underwriting rules that differ significantly from trading-business lending. Others target consumers rather than companies. Excluding these categories helps us keep our platform clear, fair and not misleading, and match you only with relevant providers.

Who we’re designed for

We are best suited to established UK companies seeking non-property commercial finance to invest, grow or manage cash flow. That includes limited companies and LLPs operating in sectors such as manufacturing, logistics, healthcare, hospitality, construction and agriculture. If you need guidance for agriculture business loans, for example, our platform can help signpost suitable routes within non-property finance.

How to check if you’re in scope

Ask three questions: Is your business established and trading as a company or LLP? Is your funding need for non-property commercial purposes? Do you need debt finance rather than investment products? If “yes” to all three, you’re likely in scope.

Property and real-estate finance we exclude

We do not support any form of property-backed borrowing. That includes lending secured on land or buildings where the primary purpose is purchase, development, refinancing or investment in real estate. Property finance requires specialist mortgage and development lenders and often regulated advice pathways.

Excluded property categories include commercial mortgages, semi-commercial mortgages, remortgages, property development finance, bridging loans, auction finance, residential mortgages, buy-to-let, HMO lending, and property-backed refinancing or equity release. If the funding is primarily secured on real estate, it’s out of scope for our matching process.

Edge cases can occur, so here’s a useful rule of thumb. If your primary security will be a trading asset such as equipment or vehicles, that can be in scope. If your primary security is land or property, it is excluded.

Examples of property-related exclusions

Buying or refinancing business premises via a commercial mortgage.
Bridging finance to purchase property before sale proceeds arrive.
Development loans for construction or major refurbishment of property.
Residential or buy-to-let purchases of any kind.

What to do if you need property finance

Consider contacting a specialist commercial mortgage broker or a development/bridging finance intermediary who is authorised for relevant activities. They can assess security type, LTV, planning status, exit strategy and regulatory aspects under MCOB and related rules.

Non-property finance we can help with instead

Many trading businesses find that non-property funding better fits day-to-day needs. Examples include asset finance for machinery, invoice finance to unlock cash from receivables, working capital loans, fleet and equipment finance, fit-out finance, and sustainability loans. These facilities are evaluated on trading performance and assets rather than property security.

Business types and use-cases we exclude

Start-ups are excluded because our platform focuses on established trading businesses. Lenders we work with typically require filed accounts, trading history, and evidence of cash flow. If your business is pre-revenue or newly incorporated, our network is unlikely to be suitable.

Sole traders are excluded as we prioritise limited companies and LLPs. Many providers in our network require corporate borrowers due to underwriting and liability structures. If you are a sole trader, specialist consumer or microbusiness credit routes may be more appropriate.

Franchises are excluded at present. Franchise finance often relies on brand-specific lender panels, franchisor agreements, franchise fee structures, and tailored underwriting. These are best served by dedicated franchise finance specialists.

Other use-cases we exclude

Personal borrowing, guarantor loans, payday loans or credit cards.
Debt management, IVAs, or personal insolvency solutions.
Private individuals borrowing for non-business purposes.

Why these exclusions exist

They help ensure your enquiry reaches providers that are realistically able to help based on typical criteria. It also keeps our communications aligned with the FCA standard of being clear, fair and not misleading. We avoid presenting options that are unlikely to be available to you.

What we do support

Our platform supports established UK companies seeking non-property commercial finance, including working capital and cash flow loans, asset and equipment finance, vehicle and fleet facilities, invoice finance, fit-out finance, sustainability-linked lending and eligible schemes such as the Growth Guarantee Scheme. We aim to connect you with suitable providers who are active in your sector.

Finance products and structures we exclude

We exclude investment products such as equity investment, crowdfunding, bonds, or other securities. We also exclude share offerings and private placements. These are not debt finance and require different advisory frameworks.

Crypto-related or speculative finance is also excluded. That includes token-based raises, crypto-backed loans, or any form of lending secured on digital assets. Such products typically fall under specialist appropriateness tests and risk disclosures beyond our remit.

We exclude any regulated mortgage contracts or products that require mortgage advice under MCOB. We similarly exclude consumer credit to individuals and most personal lending as defined by CONC. Our focus is non-property, business-to-business funding for corporate entities.

Examples of excluded product types

Equity investment, EIS/SEIS raises or convertible notes.
Tokenised finance or cryptoasset-backed loans.
Personal loans, guarantor loans, or retail credit cards.
Insurance, pensions, savings products or bank accounts.

Facilities we typically consider in scope

Asset finance for machinery, technology and production equipment.
Vehicle and fleet finance for vans, HGVs and specialist vehicles.
Invoice finance (factoring and discounting) for B2B receivables.
Working capital and cash flow loans for trading businesses.
Fit-out and refurbishment finance for operational improvements.
Sustainability loans for energy efficiency and green upgrades.
Refinance of existing non-property business assets or facilities.

Important risk and compliance notes

All finance is subject to status, eligibility and provider criteria. Approval, rates, and terms are not guaranteed and may vary based on sector, trading performance, credit profile and security. We aim to introduce you only to finance professionals relevant to your stated need.

How we keep content clear and compliant

We use straightforward language, provide exclusions upfront, and avoid over-promising. Our content is designed to be clear, fair and not misleading to support better informed financial decisions, consistent with FCA, ASA and Google Ads expectations.

Edge cases, alternatives, FAQs and next steps

Edge cases sometimes sit near our boundary. For example, a refurbishment project that involves both property and non-property elements may be split. Property purchase or structural works are excluded, but fit-out of equipment, IT, signage or furniture may be considered under non-property facilities.

If you are pursuing a management buy-out that includes equity and debt, our network can sometimes assist with the debt portion providing it is non-property and the business is established. Any equity elements would remain outside our remit and should be handled by a corporate finance adviser.

Seasonal trading sectors such as agriculture, hospitality or retail may be eligible for non-property working capital facilities if established and meeting provider criteria. For sector-specific guidance, see our resources, including agriculture business loans content for farming and agri-business needs.

How to decide if your requirement is excluded

Identify your primary purpose: property purchase/development, personal or investment needs are excluded.
Check your business type: established limited companies and LLPs are in-scope; start-ups and sole traders are not.
Confirm security: if the main security is land/buildings, it’s excluded; trading assets may be acceptable.
Consider product type: we support non-property debt finance, not equity or crypto-based products.

If you’re outside our scope

Seek a specialist mortgage or property finance broker for real estate requirements. For equity, consider a corporate finance adviser or accredited investment platform. For start-ups, investigate government-backed start-up programmes or local growth hubs.

What to expect if you are in scope

Complete our Quick Quote form with your company details, funding purpose and amount required. Our AI system will assess your profile and suggest introductions to relevant lenders or brokers. You stay in control, review your options, and decide if you want to proceed.

Submitting an enquiry is free and without obligation. We do not claim to have every lender, and we do not promise the lowest rate. We aim to connect you with relevant providers who are actively lending to businesses like yours.

FAQs: Exclusions and eligibility

Is property finance excluded even if I’m an established business?

Yes. Property-secured facilities such as commercial mortgages, development and bridging loans are excluded regardless of trading history. These need specialist mortgage brokers and lenders.

Do you support franchises?

No. Franchise finance is excluded because it is typically assessed through brand-specific panels and franchisor approval processes. A specialist franchise finance broker is recommended.

Can sole traders or start-ups apply?

No. Our network focuses on established limited companies and LLPs. Many lenders require filed accounts and proven trading performance.

Do you arrange personal or consumer credit?

No. We do not support personal loans, credit cards, guarantor loans, or any consumer credit products. Our focus is non-property business finance.

Can you help with equity investment or crypto-backed facilities?

No. We do not arrange equity, securities, tokenised or crypto-backed products. We introduce businesses to providers of non-property commercial debt only.

Key takeaways

Excluded: Property finance, mortgages, bridging/development, franchises, start-ups, sole traders, personal/consumer credit, equity and crypto-related finance.
In scope: Non-property business lending for established companies, including asset, vehicle, invoice, working capital, fit-out and sustainability finance.
Next step: If you’re in scope, complete a Quick Quote for an eligibility check and introductions to relevant providers.

Compliance and transparency

Best Business Loans operates as an independent introducer and does not provide financial advice. Any introductions are to third-party lenders or brokers who will provide their own terms, disclosures and regulatory information where applicable.

All financial promotions should be considered in line with FCA and ASA guidance. Our content aims to be accurate at publication and updated periodically to reflect market changes.

Updated

Updated: October 2025. For the latest on eligibility and exclusions, please submit a Quick Quote or contact our UK support team.

About Best Business Loans

BestBusinessLoans.ai helps established UK businesses explore non-property commercial finance options with AI-powered matching. We don’t promise the lowest rates, and we don’t lend directly.

It’s fast, secure and free to submit an enquiry. You decide which provider, if any, is right for you.