Specialist commercial mortgage broker for firms in East Ayrshire, Scotland

The area grew on coal mining, textiles and general manufacturing, which largely declined in the 1970s and 1980s. Parts of the south, such as Auchinleck, Bellsbank and Dalmellington, have struggled to recover and are supported by regeneration initiatives. Agriculture remains the main source of employment in rural communities, the public sector is the largest employer overall, and food and drink and tourism, with attractions such as Dean Castle, the Palace Theatre and Dumfries House, bring in income.

In 2023, skilled trades occupations accounted for 14.0% of employment and an estimated 5,700 people were self-employed. That points to a large base of builders, joiners, electricians, mechanics and other trades who need workshops, yards and stores. Alongside them, food producers, shops, care providers and professional practices buy their premises. Our page on business mortgages covers the basics.

Many local tradespeople start as sole traders, and that affects how premises can be financed. Commercial lending to a limited company is unregulated and falls outside the FCA's regulated mortgage perimeter. Where a deal would be regulated, for example lending to a sole trader or individual, or a property where the borrower or a close family member will live in part of it, we refer it to an appropriately authorised firm.

Where a trades business already operates through a limited company with two or more years of accounts, the route is straightforward: the company buys the workshop, the lender takes a standard security over it, and the directors usually give personal guarantees. If you are thinking about incorporating in order to buy premises, take advice from your accountant first, because it affects tax and the lender's view of your trading history. Our guide to personal guarantees explains what directors sign.

Lenders active in owner-occupier lending usually advance 70 to 75% of the price or valuation over 5 to 25 years, at indicative rates of 6.0 to 7.5% a year for owner-occupiers, subject to status, accounts and valuation. Land and Buildings Transaction Tax is payable to Revenue Scotland: for non-residential property, 0% up to £150,000, 1% from £150,001 to £250,000 and 5% above £250,000 (rates as at October 2026; check the current rates before you buy).

Illustrative example. A joinery company buys a freehold workshop and yard for £260,000. A 75% loan is £195,000, leaving a £65,000 deposit. LBTT is £1,500, so the company needs about £66,500 before fees. Our LBTT and SDLT guide sets the bands out in full.

East Ayrshire Council, from its London Road headquarters in Kilmarnock, is the planning authority, and the lender's solicitor checks its records to confirm a building's lawful use. Under Scots law the purchase becomes binding once missives conclude, so we aim to have the loan offer agreed first. The standard security is registered with Registers of Scotland after settlement.

Former mining areas can need a mining report, and older industrial buildings may need an environmental check. Neither is unusual, and ordering them early keeps the timetable on track. For the wider country, see our Scotland business mortgages page.