Portfolio Refinance
Professional landlord finance
We arrange portfolio refinance and SPV consolidation within our £2m to £100m+ transaction range for professional landlords and family offices. Our work covers the debt, ownership structure and practical sequencing of multiple redemptions.
Typical use cases
- Multiple lender consolidation Moving fragmented borrowing onto one facility or a smaller, more manageable lender group.
- SPV and group restructure Aligning debt with a clearer holding structure, subject to independent tax and legal advice.
- Maturity alignment Replacing facilities with different expiry dates and covenant positions through a coordinated refinance.
- Capital release Releasing equity for acquisitions, improvements or wider business purposes where leverage supports it.
How we structure the deal
- We create a property, ownership and debt schedule that reconciles values, rents, tenancies, loan balances and maturity dates.
- Assets are grouped by quality, geography, tenure and lender appetite to test a single portfolio facility against a segmented approach.
- The legal and valuation programme is planned around multiple properties and incumbent lender redemptions.
- Where SPVs are being consolidated, finance is coordinated with the client's tax and legal advisers rather than treated in isolation.
What lenders look for
- Portfolio data Accurate property schedules, rent rolls, tenancy status, EPCs, insurance and management information.
- Interest cover Sustainable portfolio cash flow under the lender's stressed interest and occupancy assumptions.
- Ownership structure Clear beneficial ownership, intercompany positions and a structure the lender can underwrite.
- Management capability Evidence that the borrower can oversee compliance, arrears, maintenance and reporting across the portfolio.
Frequently asked questions
Can several SPVs use one portfolio facility?
Potentially. A lender may use cross-collateralised facilities, a group structure or separate tranches, depending on ownership and legal advice.
Does portfolio refinance require every property to be revalued?
Usually lenders require suitable current valuation evidence. The method and scope depend on the portfolio, asset type and lender policy.
Can a refinance release capital?
Yes, where current values, income and leverage support an advance above existing debt and transaction costs.
How are different loan maturity dates handled?
We plan redemptions and completion sequencing, including any early repayment costs or temporary facilities needed to align the portfolio.
Should SPVs be consolidated before seeking finance?
Not without tax and legal advice. We can model the lending options while advisers assess whether consolidation is appropriate.
Offices
Registered and North of England office: Ayrshire Lodge, Brass Castle Lane, Nunthorpe, Middlesbrough, TS8 9EB.
London office: 167-169 Great Portland Street, 5th Floor, London, W1W 5PF.
Telephone +44 7746 212528. Email som@unicorn-commercial.co.uk
Unicorn Capital Advisory is a trading name of Unicorn Capital Advisory LLP (LLP No. OC459692). Finance is arranged for business purposes only and is not regulated by the Financial Conduct Authority.
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