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Frequently Asked Questions

Find answers to the most common questions about securing finance.

We have cultivated partnerships with banks and speciality finance providers over the years, so we will have no trouble finding you the finest products for your needs.

We navigate the process on your behalf, saving valuable time and removing the complexity of dealing with multiple lenders directly.

We have a wide range of mortgage and financial solutions such as:

  • Residential Mortgages
  • Buy-to-Let Mortgages
  • Commercial Mortgages
  • Bridging Finance
  • Development Finance
  • Specialist Finance

All tailored to your needs, whether you are:

  • Self employed
  • High net worth individual
  • Portfolio landlord
  • Wanting to remortgage

No, speaking to us will not impact your credit score.

A soft credit check may be used initially for assessment. A hard search is only carried out once you proceed with a formal application.

Yes. Many clients come to us after being declined elsewhere.

We work with specialist lenders who take a more flexible approach to income, credit history, and property type. We will reassess your situation and match you with a suitable lender.

Yes, we work with UK-based clients as well as overseas investors purchasing or refinancing UK property.

We have access to lenders that specialise in non-UK residents and expat cases.

With hundreds of lender relationships, we can obtain exclusive rates that are not available on the open market.

We structure and negotiate finance to secure stronger terms, higher leverage, and flexible repayment options tailored to your circumstances.

A fixed-rate mortgage keeps your payments the same for a set period.

A variable rate can change over time depending on the lender’s rate or market conditions. We help you choose the right option based on your risk profile and goals.

Typically:

  • Proof of ID and address
  • Last 3 months’ bank statements
  • Proof of income (payslips or tax returns)
  • Deposit evidence

Additional documents may be required depending on your circumstances.

Dependant on your situation you can have a mortgage offer within 5-7 working days, but usually it is a lot quicker. It can even be within 10 minutes of application submission.

Yes, many lenders accept gifted deposits, usually from close family members.

The donor will need to provide a declaration confirming the funds are a gift, not a loan.

Many high street lenders now offer mortgage terms extending to age 80 for both capital repayment and interest-only structures. A growing number of lenders also consider retirement cases, with pension income accepted to support affordability assessments.

No, if you have your up-to-date tax documents it is no more difficult than someone whose salary is paid in PAYE.

We advise you to secure your remortgage rate 6 months in advance of your current rate expiring.

Mortgage offers are usually valid for 6 months and given ongoing rate volatility, locking in a rate early provides certainty while allowing time to monitor market movements and complete legal requirements without time pressure.

No, whilst a larger deposit will mean access to more attractive rates, there are lenders that are offering as little as 2% deposit and some even 0% for residential mortgages in some circumstances.

However, you do need a higher deposit for the rest of the services.

Yes, but existing debt reduces how much disposable income you have, which affects how much you can borrow.

Paying down or clearing debt before applying can meaningfully improve your options.

It’s not necessarily the end of the road, different lenders have different criteria, so a decline from one doesn’t mean a decline everywhere.

A broker can identify why it happened and find a lender better suited to your circumstances.

Many lenders allow you to transfer your existing rate to a new property (porting), avoiding early repayment charges.

This depends on your lender’s specific policy and whether the new property and loan amount meet their criteria.

Most lenders use a multiple of your income, typically 4-5 times your salary, though this varies.
Outgoings, debts, and dependents are also factored into the final figure.

Yes, having little credit history is different from having bad credit, and some lenders specialise in this.
Building a short credit history beforehand (e.g., a credit card used and repaid responsibly) can help.

Typically, a minimum of 20–25% is required.

Lower deposit options may be available in certain circumstances, depending on the lender and property.

Primarily based on the rental income the property can generate.

Lenders also consider your personal income and overall financial position.

Yes, although options are more limited.

Some lenders will consider first-time buyers if they meet specific criteria.

Not necessarily. You can invest in your personal name or via a limited company.

Each has different tax and lending implications, and we can guide you accordingly.

Dependant on your situation you can have a mortgage offer within 5-7 working days, but usually it is a lot quicker. It can even be within 10 minutes of application submission.

Yes, and many lenders welcome experienced landlords with an existing portfolio.
Some lenders cap the number of mortgaged properties they’ll count toward a single application, so a specialist broker helps identify the right fit as your portfolio grows.

It’s the ratio lenders use to check that the expected rent comfortably covers the mortgage payment, often 125-145%.
If the rental income doesn’t meet this threshold, the amount you can borrow may be reduced.

No, first-time landlords can access standard buy-to-let mortgages.
Specialist products like HMOs or larger portfolios more often require prior landlord experience.

Yes, this is a common way for landlords to raise capital for further investment or other purposes.
The amount released depends on the property’s current value, existing mortgage balance, and lender criteria.

Not directly, you can’t keep your existing residential mortgage and simply start renting the property out.

Instead, you’d typically switch your current property onto a buy-to-let mortgage (or get permission from your lender) while arranging a separate residential mortgage for your new home. This combined process is often called “let to buy.”

Interest-only means you pay only the interest monthly, with the loan balance repaid at sale or remortgage, the more common choice for landlords focused on cash flow.

 

Capital repayment reduces the loan balance over time but means higher monthly payments.

Yes, though the range of willing lenders is smaller and requirements are typically stricter.
A specialist broker can help identify lenders open to non-UK residents or overseas income.

You’re still responsible for mortgage payments during void periods, so it’s worth budgeting a contingency buffer.
Rental coverage assessments at application stage help ensure the numbers work even allowing for some vacancy.

Yes, this is increasingly common, particularly for portfolio landlords considering long-term tax planning.
Rates can sometimes differ from personal-name buy-to-let mortgages, so it’s worth comparing both routes.

Yes, rental income is taxable, and there are rules around mortgage interest relief and stamp duty surcharges on additional properties.
We’re not tax advisers, so it’s worth speaking to an accountant alongside arranging your mortgage.

We arrange finance for a wide range of properties including:

  • Offices
  • Retail units
  • Warehouses
  • Mixed-use buildings
  • Semi-commercial properties

Typically between 25% and 40%, depending on:

  • Property type
  • Business strength
  • Risk profile

Yes, but it can be more challenging.

A strong business plan, relevant experience, and a higher deposit will improve your chances.

Lenders typically look at your business’s profit and ability to cover repayments, often requiring profit to cover 125-145% of the mortgage payment. For investment properties, rental income from tenants is assessed in a similar way.

Yes, many commercial mortgages are arranged through limited companies, SPVs, or LLPs, as well as personal names. The right structure depends on your tax position and long-term plans, so it’s worth discussing with your accountant alongside us.

An owner-occupier mortgage is for a business buying premises it will trade from itself. A commercial investment mortgage is for buying property to lease out to other businesses for rental income.

It’s a mortgage for a property containing both commercial and residential elements, such as a shop with a flat above it. Lenders assess these slightly differently, blending commercial and residential criteria.

Terms typically range from 5 to 25 years, depending on the lender and the nature of the property. Longer terms can reduce monthly payments but mean paying more interest over the life of the loan.

Yes, though depending on the extent of works needed, some cases may be better suited to commercial bridging finance initially. Once refurbished, the property can then move onto a standard commercial mortgage.

Yes, most lenders want to see a clear, written plan outlining how the property supports your business’s future growth. This is especially important for new businesses or complex cases.

Yes, though options may be more limited, and lenders will look closely at your business plan and personal financial position. A larger deposit and demonstrable industry experience can help strengthen the application.

Yes, refinancing can be used to secure a better rate and release equity for business growth, further property purchases, or other needs. The amount available depends on the property’s current value and your existing loan balance.

A bridging finance offer (Agreement in Principle) is usually obtained within 1 to 24 hours.

The full, credit-backed offer typically follows in 2-4 days. Final funds are released in 5-14 working days, although 24–48-hour completion is possible for urgent cases.

Common uses include:

  • Purchasing property quickly
  • Auction purchases
  • Refurbishments
  • Breaking property chains
  • Short-term cash flow solutions

Yes, this is essential. Lenders require a clear plan for repayment, such as:

  • Sale of the property
  • Refinancing onto a longer-term mortgage

In many cases, yes.

Bridging loans are primarily asset-backed, so the property and exit strategy are more important than income.

A first charge means the bridging loan is the only or primary loan on the property; a second charge sits behind an existing mortgage already in place. Second charge bridging lets you raise capital without disturbing your existing mortgage or its rate.

This is usually based on the value of the property being used as security, typically up to 70-75% loan-to-value. Higher percentages may be possible depending on the asset, exit strategy, and lender.

Not usually — interest is commonly rolled up or retained and paid at the end of the term. Some lenders offer serviced interest if you’d prefer to pay monthly and reduce the balance owed at exit.

Bridging finance can be secured against residential, commercial, semi-commercial, and land, including unmortgageable or unusual properties. This flexibility is one of the main reasons it’s used when traditional mortgages aren’t suitable.

Yes, this is one of the most common uses, as bridging finance can meet the tight completion deadlines auctions require, often within 28 days. Having finance arranged in principle before bidding gives you confidence to bid with certainty.

Typically an arrangement fee, valuation fee, legal fees, and sometimes an exit fee, depending on the lender. A broker should give you a full breakdown of all costs before you commit.

Yes, this is a common use case, particularly for properties that wouldn’t qualify for a standard mortgage in their current condition. Once refurbished, the property can then be refinanced onto a traditional mortgage or sold.

Yes, rates and fees are generally higher, reflecting the speed and short-term nature of the loan. It’s designed to be a short-term solution, so the higher cost is weighed against the flexibility and speed it offers.

Funding used for ground-up construction or major property refurbishment projects.

Funds are released in stages as the project progresses.

Typically around 20–30% of total project costs.

This can vary depending on experience and project viability.

Experience is preferred, but not always essential.

First-time developers may still be considered with the right team and project.

Funds are usually released in stages (drawdowns) based on build progress, verified by inspections.

Yes, most development finance is arranged through a limited company or special purpose vehicle. This is often preferred by lenders for tax and liability reasons.

Yes, funding can cover land acquisition as well as construction costs. Some lenders will fund up to 100% of build costs once the land is secured.

Some lenders will still consider it, particularly if permission is close to being granted. Rates and lender choice tend to be more limited without it.

Yes, though the pool of willing lenders is smaller and requirements are usually stricter. A specialist broker can help identify which lenders are open to this.

Timelines vary, but it typically takes several weeks from application to funds being available. Complex cases or first-time developers may take longer due to additional due diligence.

Yes, though it’s usually assessed slightly differently to commercial-scale development. Lenders will still want to see a realistic budget, timeline, and exit plan.

A mortgage is for buying a property that already exists in its finished state. Development finance funds the building or renovation process itself, released in stages as work progresses.

Finance solutions designed for complex or non-standard cases, including:

  • Complex income structures
  • Unusual properties
  • Credit issues
  • High-value transactions

Yes, we work with private banks and specialist lenders to structure bespoke lending solutions for high-value clients.

Yes, including:

  • HMOs
  • Multi-unit blocks
  • Mixed-use buildings
  • Properties of non-standard construction

Specialist finance covers property lending that doesn’t fit standard criteria — unusual income, complex ownership structures, or non-standard properties. It’s typically arranged through private banks or niche lenders rather than mainstream high street providers.

Yes, specialist lenders often look at the overall picture — the property, your assets, and income — rather than credit score alone. The options and rates available will depend on the severity and recency of the credit issues.

Yes, this is a common use of specialist lending, using an unencumbered property as security to release capital. The amount available depends on the property’s value and the lender’s criteria.

Yes, specialist lenders are typically more flexible in assessing complex income for a mortgage, including multiple income streams, foreign earnings, or irregular self-employed income. You’ll usually need clear documentation to support how the income is structured.

Not necessarily — many specialist lenders work with expats and foreign nationals purchasing UK property, though options and requirements vary. A broker can help identify which lenders are open to your specific residency and income situation.

Yes, including timber-frame, steel-frame, or other non-standard builds that mainstream lenders often decline. Specialist lenders assess these on a case-by-case basis, usually requiring additional surveys or valuations.

Often yes, reflecting the increased complexity or bespoke structuring involved. The trade-off is access to funding that wouldn’t otherwise be available through mainstream lenders.

This varies depending on complexity: straightforward cases may complete in weeks, while bespoke or high-value structures can take longer. A specialist broker helps manage this by identifying the right lender from the outset, rather than facing delays from unsuitable ones.

Many specialist and private lenders don’t deal directly with the public and only accept introductions through brokers. A broker also helps structure the case correctly the first time, which matters more in complex property lending than standard mortgages.

Yes, you can remortgage to release funds for:

  • Property investment
  • Home improvements
  • Debt consolidation

We will ensure the structure remains sustainable and cost-effective.

You may benefit from a lower Loan-to-Value (LTV), which can give access to better rates and more favourable terms.

It depends on the rates available and your circumstances.

We compare both options and recommend the most cost-effective solution.

Yes, we work with investors at all stages to:

  • Structure acquisitions
  • Optimise borrowing
  • Plan long-term growth

This includes both individual and limited company structures.

Ideally 3-6 months before your current deal ends, since most offers are valid for up to 6 months. This gives you time to lock in a new rate early and avoid slipping onto your lender’s standard variable rate.

You’ll automatically move onto your lender’s standard variable rate (SVR), which is usually significantly higher. It’s worth reviewing your options well before this happens to avoid an unnecessary jump in payments.

Possibly — if you’re still within a fixed or discounted period, your current lender may charge an early repayment charge (ERC). We’ll factor this into the numbers to make sure switching still makes financial sense overall.

Yes, this is possible through remortgaging, and can reduce your overall monthly outgoings by spreading the debt over a longer term. It’s worth weighing the lower monthly cost against paying more interest over time, since you’re extending the repayment period.

There’s no fixed minimum, but more equity generally means access to better rates and a wider choice of lenders. Even a modest increase in equity can move you into a more favourable loan-to-value bracket.

The ratio of the loan amount compared to the property’s value, expressed as a percentage.

For example, a 10% deposit means a 90% LTV.

The specific mortgage deal selected, such as a fixed-rate, variable-rate, tracker, or offset mortgage.

The length of time the mortgage is scheduled to run, typically between 5 and 40 years, during which the loan is repaid.

Agreement in principle/decision in principle.

A piece of paper that says a client can potentially borrow £x subject to XYZ. Usually, estate agents want this when a client makes an offer. We can draw this up very easily.

The lender’s default interest rate, which you move onto once a fixed, tracker, or discounted deal ends. It can change at any time and is usually higher than the deal you were previously on.

A fee charged if you repay your mortgage, or a significant portion of it, before your current deal ends. This is worth checking before switching lenders or overpaying beyond your allowance.

The point at which the property purchase is legally finalised and funds are transferred, meaning you now own the property. This is the final step after exchange of contracts.

The point at which the sale becomes legally binding for both buyer and seller, before completion. Withdrawing after exchange typically carries financial penalties.

The difference between your property’s value and the amount you still owe on your mortgage. This grows over time as you repay the loan or as the property increases in value.

Switching your mortgage to a new deal with a new lender, without moving property. Common reasons include getting a better rate, releasing equity, or changing the mortgage structure.

Transferring your existing mortgage rate and terms to a new property when you move. This can help you avoid early repayment charges, subject to the lender’s criteria.

A check lenders carry out to confirm you could still afford repayments if interest rates rose. This is standard practice and doesn’t mean your actual rate will increase.

The legal process of transferring property ownership from seller to buyer. Usually handled by a solicitor or licensed conveyancer.

An assessment of a property’s worth, carried out on behalf of the lender before approving a mortgage. This protects the lender and isn’t the same as a full structural survey, which you may want separately.

The estimated market value of a development project once fully completed. Lenders use this to help calculate how much they’re willing to lend against the project.

The release of loan funds, often in stages, typically used in development or bridging finance. Funds are usually released as milestones or work stages are completed.

Your plan for repaying a loan, typically through selling the property or refinancing onto a longer-term facility. Lenders will want to see this clearly outlined before approving finance, particularly for bridging and development loans.

Interest that’s added to the loan balance rather than paid monthly, settled in full at the end of the term. Common in bridging and development finance where monthly cash flow may be tight.

Interest calculated upfront and held back from the loan amount at the start, rather than paid monthly. This means you receive slightly less than the full facility amount initially.

Interest paid monthly throughout the loan term, rather than added to the balance or deducted upfront. This keeps the loan balance lower but requires sufficient income to cover the payments.

The ratio lenders use to check that rental income sufficiently covers the mortgage payment, common in buy-to-let lending. Most lenders require rent to cover somewhere between 125-145% of the mortgage payment.

A limited company set up specifically to hold and manage property, often used by portfolio landlords or investors. This can offer tax and structuring benefits compared to holding property in a personal name.

The order in which lenders are repaid if a property is sold or repossessed. A first charge lender is repaid first; a second charge lender sits behind them and is repaid only after the first is settled.

Freehold means you own the property and the land it sits on outright. Leasehold means you own the property for a fixed term but not the land, and typically pay ground rent to a freeholder.

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