Every commercial property finance broker has a version of the same conversation. A prospective client calls, asks a handful of questions, and only then decides whether to proceed. The questions they ask are predictable. They are also, almost without exception, being typed into Google before they ever pick up the phone.

That is the opportunity. If your website answers those questions clearly, you appear in the search results at the point of need and you demonstrate competence before the first conversation. If it does not, the borrower finds another broker who has done the work.

Below are thirty questions that commercial property finance brokers should answer on their websites. They are grouped by the stage of the borrower's journey, with a note on what each answer needs to cover. This is not a list to publish verbatim as a single FAQ. Each question is substantial enough to justify its own page or post, which is better for both readers and search visibility.

Questions About the Basics

These come from borrowers who are new to commercial finance or who have only ever dealt with residential mortgages. They need orientation before anything else.

1. What is commercial property finance? Explain the scope: owner-occupier mortgages, investment mortgages, development finance, bridging, and how these differ from a standard residential mortgage. Cover the types of property that fall within commercial lending, from shops and offices to care homes and industrial units.

2. What is the difference between a commercial mortgage and a business loan? This distinction is frequently misunderstood. A commercial mortgage is secured against property, while a business loan may be unsecured or secured against other assets. Terms, rates and lender criteria differ accordingly.

3. How much can I borrow for a commercial property? Loan-to-value varies by lender, property type and borrower profile. Rather than quoting a single figure, explain the typical range, what pushes it up or down, and why the property's use and condition matter as much as the borrower's financial position.

4. How much deposit do I need? Similar to the above, deposits are not fixed. Owner-occupiers often need less than investors, and some sectors attract more cautious lending. Explain the variables rather than presenting one rule as universal.

5. What types of property can be financed? Retail, offices, industrial units, warehouses, hotels, pubs, care homes, GP surgeries, mixed-use and more. A page listing the sectors you cover, with a sentence or two on the specific considerations for each, is useful for both borrowers and search engines.

Questions About Eligibility and Criteria

These come from borrowers who are further along and trying to work out whether they qualify. They often have a specific lender or deal in mind.

6. Can I get a commercial mortgage with a limited company? Many UK commercial borrowers use a special purpose vehicle or trading company. Explain how lenders assess corporate borrowers, what they look for in company accounts, and whether personal guarantees are typically required.

7. Can I get a commercial mortgage as a first-time buyer? First-time commercial buyers are not unusual, but lenders look for evidence of relevant experience or a robust business plan. A post covering this can be useful for those making the jump from residential, and there is further guidance on First-time buyer mortgage advice for those who also need residential finance.

8. Can I get a commercial mortgage with bad credit or a CCJ? Handle this carefully. Lenders differ widely in how they view adverse credit, and outcomes depend on the nature, age and severity of the issue. Explain that some lenders specialise in this area, and that a broker can identify which are likely to consider an application.

9. What if my business has less than two years of trading history? Many lenders require two or three years of accounts, but not all. Some will consider younger businesses with strong projections, sector experience or a larger deposit. Explain the variation rather than presenting a blanket rule.

10. What is a business credit score and does it matter for commercial finance? Yes, it matters, though it is only one factor. Lenders may look at commercial credit reference agency data alongside personal credit files, trading history and the strength of the deal itself. Understanding what appears on a business credit report, and how to check it, is useful groundwork for any applicant.

Questions About Rates, Fees and Costs

Money questions are among the most common and the most sensitive. Handle them honestly without quoting figures that will date.

11. What interest rates are available on commercial mortgages? Avoid publishing rates that will be stale within weeks. Instead, explain how rates are constructed, base rate plus a margin, and the factors that influence the margin: property type, loan-to-value, borrower strength and sector appetite.

12. What fees should I expect to pay? Arrangement fees, valuation fees, legal fees, broker fees, and sometimes exit fees. A transparent breakdown, with a note that each lender structures these differently, helps borrowers budget and reduces friction later in the process.

13. Are commercial mortgage rates higher than residential? Generally yes, though the gap varies. Commercial lending carries different risk characteristics. Explain why rather than simply stating that it does.

14. Can I get a fixed-rate commercial mortgage? Many lenders offer fixed rates for a set period, often three, five or ten years, with variable or tracker options also available. Explain the trade-offs between certainty and flexibility.

15. What is a lender's arrangement fee and is it negotiable? Arrangement fees vary by lender and deal size. Some are negotiable, particularly on larger loans, but this depends on the lender and the strength of the application.

Questions About the Application Process

These come from borrowers who are ready to move and want to understand what happens next. Clear answers here reduce anxiety and improve conversion.

16. How long does a commercial mortgage take? Timelines depend on the lender, valuation, legal work and complexity. A realistic breakdown, with an explanation of what typically causes delays, helps borrowers plan. Simple owner-occupier cases may complete in six to eight weeks, while more complex deals can take three months or longer.

17. What documents will I need to provide? Company accounts, tax returns, bank statements, proof of identity, business plan for some lenders, and details of the property. A checklist page is genuinely useful and reduces back-and-forth.

18. What is a commercial property valuation and who pays for it? The lender typically instructs a valuation from a panel surveyor, and the borrower usually pays. Explain what the valuation covers, how it differs from a survey, and why the lender relies on it.

19. What is a survey and do I need one? A survey is commissioned by the borrower and provides a more detailed assessment of the property's condition. It is not the same as the lender's valuation. For older or unusual buildings, a survey is often sensible.

20. What happens if the valuation comes in lower than expected? A down valuation can affect the loan amount and the deal itself. Explain the options: renegotiating the purchase price, increasing the deposit, or approaching a different lender with a different view of the property.

Questions About Specific Scenarios

These capture borrowers with more complex needs. They often convert well because the reader has a live problem and few obvious places to turn.

21. What is bridging finance and when is it used? Bridging is short-term lending used to complete quickly, often when a chain has broken, at auction, or while longer-term finance is arranged. Explain the typical term, cost and exit strategy.

22. What is development finance and how does it differ from a commercial mortgage? Development finance funds the construction or conversion of a property, often released in stages against milestones. It carries different risk and different lender criteria from term lending.

23. Can I refinance a commercial mortgage? Yes, and there are several reasons to consider it: releasing equity, reducing monthly payments, or consolidating other debt. Explain the circumstances in which refinancing makes sense and the costs involved.

24. Can I add a commercial mortgage to an existing portfolio? Portfolio lending is common, but lenders vary in how they assess aggregate exposure. Explain how cross-collateralisation works and when it is beneficial.

25. What is an owner-occupier commercial mortgage? This is a mortgage where the business occupies the property it is buying. Lender criteria, rates and deposit requirements can differ from investment lending. Explain who this suits and why lenders often view it favourably.

Questions About Complex and Specialist Areas

These are the questions that attract borrowers who have struggled to find clear answers elsewhere. They are worth answering in detail.

26. Can I get finance for a property with a short lease? Short leases can be a concern for lenders, particularly if the lease term is close to or shorter than the mortgage term. Some lenders will consider it, often with adjustments to loan-to-value or term. Explain the variables.

27. What is permitted development and can it affect finance? Permitted development rights allow certain changes of use or minor works without full planning permission. This can affect how a lender views a property, particularly if the intended use differs from the current one.

28. Can I get a commercial mortgage on a property with an EPC rating below C? Energy performance requirements have tightened, and lenders increasingly consider EPC ratings. Some will lend on lower-rated properties with a clear plan to improve them. Explain the lender-specific nature of these decisions.

29. How does a business credit score affect my commercial finance application? While personal credit is often the focus, a business credit score can influence lender decisions, particularly for limited companies. Lenders may look at payment history, filed accounts, county court judgments against the business, and how long the company has been trading. Checking the report before applying, and correcting any errors, is sensible preparation.

30. What should I do if my commercial mortgage application is declined? A decline is not necessarily the end of the road. Different lenders have different criteria. Explain the common reasons for decline, insufficient trading history, property concerns, sector appetite, and the options that remain. This is often the question that leads to a broker enquiry.

How to Use These Questions on Your Website

Publishing all thirty as a single FAQ page would satisfy neither readers nor search engines. Each question deserves a proper answer, and many are substantial enough to stand as their own page.

A practical approach is to group them into three or four thematic clusters: getting started, eligibility and criteria, costs and process, and specialist scenarios. Each cluster can be a hub page linking to individual posts. This structure helps readers navigate and gives each answer room to be thorough.

Where a question touches on something that varies significantly between lenders, say so. Readers trust content that acknowledges uncertainty more than content that presents every situation as simple. This is particularly true in commercial finance, where the answer to almost every question is "it depends", and the value of a broker lies in explaining what it depends on.

If you are new to publishing content, there is useful background on why this approach works in a piece on mortgage broker blogging. For a broader explanation of the broker's role that you can link to from relevant pages, there is a clear overview of What Is a Mortgage Broker. And if you want to address the assumptions borrowers bring from residential lending, a piece on Mortgage Myths can be referenced where relevant.

Which Questions to Answer First

Not all thirty are equally valuable. If you are prioritising, consider three factors.

Frequency: how often do clients ask this question? The ones you answer on the phone every week are usually the ones to publish first.

Commercial intent: does the question come from someone who is likely to become a client? Questions about eligibility, costs and declined applications tend to sit closer to a decision than general introductory questions.

Difficulty: how hard is it to answer well? Some questions require careful handling, particularly those touching on credit issues or declined applications. Take the time to get these right, and consider having a colleague or compliance contact review them before publishing.

A sensible starting point is the five questions you hear most often, followed by the five that attract the sector or deal type you most want more of. Publish one a month, link them together, and revisit them annually to ensure they remain accurate.

A Practical Next Step

Choose three questions from this list that you answer on the phone most weeks. Write a clear, honest response to each, publish them as separate pages, and link them from your main services pages. Then add one more each month.

Over a year, that gives you a library of content that answers the questions borrowers actually ask, demonstrates your expertise without needing to claim it, and puts your firm in front of people who are actively looking for a broker. The brokers who do this consistently are rarely the ones with the biggest marketing budgets. They are the ones who took the time to answer the questions their clients were already asking.