Mortgage for pub that requires "change of use"

[ph4567]

Can anybody suggest how I can finance this with a mortgage?...

I'm looking to buy a freehold pub for circa £500k. The plan is to rent the ground floor as coffee shop or restaurant, and convert the upper two floors into a total of 4 one bedroom apartments.

I will buy with vacant possession so it's difficult to get a commercial mortgage with no rent coming in. Similarly nobody will give me a residential mortgage until I have "change of use". The alternative is a bridging loan until the "change of use" is granted. Bridging is very expensive and won't typically give me the 80%+ LTV I need.

I have unrelated earnings of 100k/year, about £200k of cash (100 for deposit, 100 for renovations?) and no other assets. Thanks.

[amirzed]

I wrote a reply to this which has disappeared but the essence was...

You need a business loan, not a commercial mortgage. Make a business plan with costings, drawings and pref communication with the local council.

A schedule of how the rents will work and how much they are will also be needed.

I know of a couple of banks who have done these sorts of property deals recently so as long as the numbers stack up you should be ok!