£1.765M Property Refinance Secured in Greenford

An experienced property investor approached dns accountants for support with refinancing a mixed-use investment property in Greenford, West London. The property comprised a ground-floor commercial unit let to a national retailer, with six newly built residential flats above.

The refinancing faced several challenges, including an initial credit decline, a last-minute commercial lease change and additional lender requirements. However, through proactive lender engagement and careful negotiation, our team successfully secured the funding on the originally agreed terms.

The transaction completed on 6 October 2026, securing £1,765,000 at 1.45% over base, with a 0% arrangement fee and no re-pricing.

The client wanted to refinance their mixed-use investment property while securing competitive lending terms and maintaining certainty throughout the process.

However, the application encountered several challenges that threatened to delay completion and affect the agreed terms.

The bank’s credit team initially declined the application following an issue identified on the client’s credit file. Meanwhile, the final commercial lease included two years of half rent, rather than the one year originally approved by the bank.

The property also needed to meet the bank’s EPC requirements to qualify for a 0% arrangement fee. The commercial EPC had not been registered when the initial terms were issued.

With multiple lending, legal and lease requirements to resolve, the client needed an experienced adviser to help overcome these challenges without compromising the agreed pricing.

Our team worked closely with the client and the bank to strengthen the application, address the revised lease terms and maintain progress towards completion.

Rather than moving to another lender following the initial credit decline, we built a stronger case by evidencing the client’s wider property portfolio, investment track record and financial position.

We also negotiated a practical solution to the revised commercial lease terms, allowing the bank to proceed while managing the change in rental arrangements.

Alongside this, we coordinated the EPC registration and submission to secure the arrangement fee benefit, while managing the legal and security requirements needed for completion.

Overturning the Credit Decline

We strengthened the application by evidencing the client’s wider property portfolio, investment experience and financial position. This helped us successfully overturn the credit decline and proceed with the existing lender.

Resolving the Commercial Lease Change

The final lease included two years of half rent instead of the one year originally approved. We negotiated a retention structure, with part of the facility released once full rent was evidenced. The bank approved the solution without changing the original pricing.

Securing a 0% Arrangement Fee

We helped the client register and submit the property’s commercial EPC, demonstrating its EPC B rating. The bank approved the 0% arrangement fee, delivering a significant saving for the client.

Managing the Completion Process

We coordinated the bank, solicitors, lease negotiations, new-build warranties and security documentation. By managing the requirements and maintaining communication between all parties, we helped ensure the transaction completed on the originally agreed terms.

Despite the initial credit decline, revised commercial lease terms and additional documentation requirements, dns accountants successfully secured the refinancing on the originally agreed terms.

The transaction completed on 6 October 2026, securing:

• £1,765,000 in funding for the mixed-use investment property.
• A competitive interest rate of 1.45% over base.
• A 0% arrangement fee, secured through the property’s EPC B rating.
• The credit decline overturned without moving to another lender.
• The revised lease structure approved without reopening the original credit approval or changing pricing.
• Completion on the originally agreed terms, with no re-pricing.

The successful refinancing demonstrated how proactive lender engagement, effective negotiation and careful coordination can help overcome challenges and protect the financial terms of a property investment.