Sam Gardiner.
He has stood where you stand.

Sam built projects before he financed them. He knows what a site costs to hold while a valuation drags, what a moved presale hurdle does to a sales campaign, and what a drawdown meeting feels like when the QS report is in your own hands. He has had a bank say no to him. Broking since 2017, development finance only.

He reads your deal the way the lender will, before they see it, and fixes what they would pick at. Then he rings the lender himself, feasibility in his head, and when the lender answers you hear it from Sam, on his mobile, not from a queue.

Right first time, or it does not go.

1. Reads it himself. Every deal that comes in, Sam reads, inside four hours in business hours. He decides what shape it needs and which lender's rulebook it fits before anyone else touches it. No junior BDM, no sales funnel, no form that goes nowhere.
2. Works the lender's checklist first. Fixed-price contract, QS report, approvals, title, presale contracts, valuation, builder licence and insurance, equity evidence, contingency, programme. Nothing goes to a lender with a known gap unless Sam has decided it should and written down why.
3. Presents it in person. A one-page engagement letter, then Sam takes it to the lender himself, feasibility memorised. When the lender answers, you hear it from him.
4. Stays on it to the first draw. Valuation, QS engagement, security registration, drawdown sequence. Your page updates as each stage clears.

A fast no beats a slow maybe.

• Shop your deal to the whole market. It goes to the lenders it fits, and you approve the list.
• Take a fee you did not agree to in writing before anything is lodged.
• Tell you a deal works when it does not.
• Send a file with a known gap. If he chooses to, he writes down why, and you know.

When two lenders passed, Sam kept looking.

The deals on this page are real shapes, de-identified. Developers' own words are added only with their consent.