Author: Dax McClean

Rising living costs are still impacting many people in the UK. Recent data shows that 49% of households reported an increase in living costs as of September 2024, making a mortgage with flexible features to navigate uncertain times an attractive option.

With a flexible mortgage, you can pay more when you can, pay less when money is tight, or take a payment holiday to ease financial distress when necessary. However, flexible mortgages also feature various limits and restrictions you need to be aware of.

Here is everything you need to know about flexible mortgages in the UK.

What is a Flexible Mortgage?

A flexible mortgage is a mortgage with a greater degree of flexibility around repayment than a standard mortgage. It’s sometimes called a flexi mortgage and can allow you to clear your mortgage in less time than the full term and save money on interest or pause and reduce your repayments.

A flexible mortgage can be a suitable choice if your income fluctuates and you want the freedom to decrease or increase your payments as necessary. It can also benefit people who frequently travel or take time off work with less or no income or those planning to overpay without penalties.

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What are the Features of a Flexible Mortgage?

A flexible mortgage can offer various features depending on the lender and product. These include:

Overpayments

Flexible mortgages allow you to make more significant overpayments without early repayment charges (ERCs). Overpaying can involve paying more than your regular monthly repayments or paying a lump sum in addition to the monthly repayment. It can help reduce the time it will take to pay off the mortgage and the interest you pay in total.

Some lenders can set caps on how much you can overpay each year, so ensure you check the terms and conditions of the mortgage before overpaying.

Underpayments

Underpayments allow you to pay less than the standard monthly amount for a set period. Such a feature can be helpful in periods when you’re particularly pressed for money, but it can vary depending on the lender. Some lenders can limit how much you can underpay, while others will only allow it if you have previously overpaid on your mortgage.

Payment Holidays

A payment holiday allows you to take a break and skip monthly payments for a set time, usually one to six months. It can come in handy when you need some time to get back on your feet. You’ll not face any penalties, but you’ll need to catch up with the payments before the end of your term.

The interest will also continue accruing throughout the payment holiday, so your repayments can be higher when you resume. Some lenders may require to have overpaid or made a certain number of payments to qualify for a payment holiday.

Drop-lock

If you’re on a tracker or discount mortgage with a variable deal, a drop-lock feature allows you to switch to a fixed-rate deal without facing early repayment charges or remortgaging to another lender. It can be helpful when interest rates start increasing and you want the security of a fixed rate.

Reserve Account

Lenders offering this feature will let you make overpayments to a reserve account. It will offer all the benefits of making overpayments but with the additional advantage of allowing you to withdraw the cash later if your situation changes.

Related reading: 

• Reasons for remortgaging.
• Remortgaging to release equity.
• Remortgaging to buy another property.
• Remortgaging with bad credit.
• Remortgaging for home improvements.
• I own my house outright can I remortgage? 
• Capital raising mortgages.

What Are the Advantages and Disadvantages of Flexible Mortgages?

Advantages

• More freedom to overpay, underpay, or take a payment holiday when you want or need to.
• Lenders calculate interest daily. Any overpayment you make is immediately deducted from your debt instead of monthly or yearly for the purposes of calculating interest, allowing you to pay less interest.
• Makes it easier to switch to better deals if the interest rate changes.
• It can help you clear your mortgage quicker and save money

Disadvantages

• They usually feature higher interest rates and fees than mortgages without flexible features.
• They’re difficult to compare since different lenders will set different terms, conditions, and restrictions.
• You may still face limits on how much you can overpay or underpay.

What Should You Consider When Choosing a Flexible Mortgage?

Things to consider when choosing a flexible mortgage include:

Additional Charges

Like other mortgages, flexible mortgages can feature various charges, including arrangement fees, exit fees, or valuation fees. The lender can also charge you when you exceed their cap on overpayments, so you must consider the cost to ensure you’re still saving money.

You must also consider the standard variable rate (SVR) that applies after the initial period to get a complete understanding of the comparative costs.

Identify Relevant Features

Ensure you consider your situation and the features you want in a flexible mortgage. Many people choose flexible mortgages so they can get the option to overpay and decide how much they overpay. Ensure you check how much the lender allows you to overpay without additional fees.

Since all lenders are different, look for lenders offering the specific features you desire while also considering other factors like the rate, term, or needed deposit.

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Can You Get a Flexible Mortgage on A Buy-to-Let Property?

Yes. Some lenders offer flexible features on buy-to-let mortgages but they can differ from those of a residential mortgage. Mortgages for investment properties are usually interest-only mortgages where the capital amount remains the same throughout the term, and you only pay off the interest monthly.

You’re then required to pay off the capital amount at the end of the term using a repayment vehicle. A lender can set up a flexible mortgage for a buy-to-let property to include allowing capital repayments that reduce the debt amount. This can help reduce your overall interest and the due amount at the end of the term.

Final Thoughts

A flexible mortgage is an excellent choice if you’re looking for freedom in mortgage repayments. Ensure you consult a mortgage broker specialising in flexible mortgages when making your decision. They can help you determine whether it’s the best choice based on your situation and give you access to the best deals available on the market.

Call us today on 01925 906 210 or contact us to speak to one of our friendly advisors.

Sources and References:

• https://www.statista.com/statistics/1300280/great-britain-cost-of-living-increase/

Today, many people live and work overseas as international expatriates (expats). According to the Foreign and Commonwealth Office (FCO), over 5 million Britons currently reside abroad.

Securing a UK mortgage while living and working overseas can be a smart financial move, whether you’re looking to invest in UK property, generate rental income, or plan a future return to the UK.

Although it can be challenging to obtain a mortgage under such circumstances, it’s certainly achievable with the right preparation and guidance.

Here’s everything you need to know about how to get a UK mortgage while living and working abroad.

Can You Get a Mortgage While Living and Working Abroad?

Yes! If you’re a UK national living and working overseas and need a mortgage to purchase a property in the UK, you can apply for an expat mortgage. Expats are individuals who live and work outside their home country.

An expat mortgage can be used for various purposes, including buying your first home, purchasing an investment property, or acquiring a holiday home for consistent visits to the UK.

Considerations for Getting a Mortgage While Living and Working Abroad

While expat mortgages work similarly to standard mortgages, they come with additional requirements and conditions due to the perceived risks lenders associate with overseas income and absence from the UK. Here are some key factors to consider:

1. Deposit Requirements

Expat mortgages typically require a larger deposit. Lenders have stricter loan-to-value (LTV) caps, meaning you’ll need a deposit of 25% to 40% of the property’s value, compared to 5% to 10% for domestic borrowers. This higher deposit reduces the lender’s risk.

In addition, lenders will scrutinise the source of your deposit due to anti-money laundering (AML) regulations.

Acceptable sources include savings, property sales, investments, or inheritance, and you’ll likely need to provide proof of where your deposit originates.

2. Current Country of Residence

Your country of residence can impact your mortgage application. Lenders prefer applicants residing in countries with robust financial regulations.

If you’re living in a country considered a higher risk due to factors like political instability, war, or economic sanctions, you may face additional scrutiny or find fewer lenders willing to offer you a mortgage.

3. Currency

Certain currencies pose greater risks due to potential fluctuations that may affect your ability to meet mortgage payments.

Lenders favour more stable and widely accepted currencies and may be more cautious if you earn in a currency with high volatility.

4. Credit History

Your UK credit history is a crucial factor in the approval process. Many expats have limited or outdated credit histories in the UK, which can pose challenges.

Some lenders may not consider your overseas credit history and may require at least six months of UK credit history.

To improve your chances, consider maintaining UK financial ties, such as a UK bank account, phone contract, or postal address.

5. Employment and Income

Lenders will typically require proof of full-time employment and a stable income, which may need to be paid into a UK bank account.

Verifying overseas income can be complex, particularly if it’s earned in a foreign currency or from a country with different financial regulations.

Lenders may ask for documentation such as employment contracts, payslips, and tax returns.

For self-employed ex-pats, the process is even more stringent, and you’ll likely need an internationally recognised accountant to verify your income and accounts.

How Much Can You Borrow with a Mortgage While Living and Working Abroad?

The amount you can borrow depends on several factors, including your income, the strength of your application, and your overall financial profile. Lenders typically use income multiples to determine the maximum loan amount.

For expats, the income multiple is generally 4 to 4.5 times your annual income, although this may vary depending on the lender and your specific circumstances. Some lenders may set lower multiples to offset the additional risks involved.

Consulting a broker who specialises in expat mortgages can give you a clearer idea of how much you can borrow based on your unique situation.

How Can a Broker Help You Secure an Expat Mortgage?

Using a mortgage broker who specialises in expat mortgages can significantly improve your chances of securing a favourable mortgage. Here’s how they can help:

Expertise: Expat mortgage brokers understand the unique challenges expats face, such as verifying overseas income, dealing with currency fluctuations, and navigating differing tax regulations.

Access to Specialist Lenders: Brokers have access to a wider range of mortgage products, including lenders who may not be available on the open market.

While mainstream lenders may hesitate to offer mortgages to expats, specialist brokers have relationships with niche lenders who cater specifically to expatriates.

Simplified Application Process: A broker can streamline the application process, helping you gather the necessary documents and submit them correctly. They also guide you through each step, making the process less stressful.

Personalised Service: Expat mortgage brokers provide tailored advice based on your unique circumstances and goals. They work to find the best mortgage solution that fits your needs.

Final Thoughts

Securing a UK mortgage while living and working abroad might seem challenging, but it’s entirely possible with the right approach.

One of the best ways to improve your chances of approval and obtain favourable terms is by consulting a mortgage broker experienced in arranging expat mortgages.

They’ll simplify the process, offer personalised advice, and connect you with specialist lenders who can meet your needs.

Call us today on 03330 90 60 30 or contact us to speak to one of our friendly advisors.

Sources and References:

• [Foreign and Commonwealth Office Teabags or Travel Insurance](https://www.gov.uk/government/news/teabagsortravelinsurance)

Saving enough for a deposit is often one of the biggest obstacles to homeownership, especially during the ongoing cost of living crisis.

According to Statista, 45% of UK households reported an increase in living costs by the end of July 2024.

5% mortgage options aim to tackle this challenge by reducing the upfront financial burden and making homeownership more accessible.

These mortgages allow you to borrow up to 95% of the property’s value, meaning you only need to save a 5% deposit.

Read on to learn more about 5 per cent mortgage options and how they can help you get onto the property ladder.

What is a 5% Mortgage?

A 5% mortgage, also known as a 95% loan to value (LTV) mortgage, allows you to purchase a property with a deposit as low as 5% of the property’s value. The lender covers the remaining 95% with a mortgage loan.

For example, if you’re buying a house worth £200,000, you would need a £10,000 deposit (5% of £200,000), while the mortgage covers the remaining £190,000.

This is the lowest deposit most lenders will accept, but not all lenders offer 95% LTV loans. Various low-deposit options are available, and the best choice for you will depend on your personal circumstances and the property you wish to buy.

Which 5 Percent Mortgage Options Are Available in the UK?

You can access a 5% mortgage through several different schemes and avenues:

1. The Mortgage Guarantee Scheme

Launched in 2021, the Mortgage Guarantee Scheme is a government initiative designed to encourage lenders to offer 5% mortgages.

The government guarantees a portion of the loan in the event of borrower default, providing lenders with more confidence to offer 95% LTV mortgages.

The scheme is set to run until 30 June 2025 and is available to first-time buyers, previous homeowners, and home movers.

These mortgages are similar to standard 95% LTV mortgages and require no extra paperwork.

To qualify, the following criteria must be met:

• A deposit of 5% to 9% of the property’s value
• The property’s value must not exceed £600,000
• You must be buying a primary residence, not a buy-to-let or second home
• The property must not be a new build
• You’re applying as an individual, not a business
• The mortgage must be on a repayment basis, not interest-only

2. Shared Ownership

The Shared Ownership scheme allows you to buy a portion of a property and pay rent on the remaining share, offering an affordable route to homeownership with a small deposit.

Typically, you can buy a share of between 10% and 75% of the property and take out a mortgage or use savings for the portion you purchase.

With shared ownership, you only need to pay a deposit on the share you’re buying, making it easier to afford. For example, a 5% to 10% deposit on the portion you own may be enough to secure a mortgage.

Eligibility criteria for Shared Ownership include:

• A household income of £80,000 or less (£90,000 or less in London)
• Being unable to afford a deposit and full mortgage payments for a home that meets your needs

One of the following must also apply:

• You’re a first-time buyer
• You previously owned a home but can’t currently afford one
• You’re moving due to changes in circumstances, such as a relationship breakdown

3. First Homes Scheme

The First Homes Scheme offers first-time buyers the chance to buy a home at 30% to 50% below market value, depending on the local council’s discretion.

This discounted price makes it easier to access a 5% mortgage, as the lower purchase price improves the LTV ratio.

The scheme applies to both newbuild homes and properties sold through the scheme by previous owners.

The homes must be located in England, and eligibility requirements include:

• You must be a first-time buyer
• Be 18 years or older
• Earn no more than £80,000 a year before tax (£90,000 in London)
  The discounted property must cost no more than £250,000 (£420,000 in London)

4. Guarantor Mortgage

A guarantor mortgage can make a 5% mortgage more viable by reducing the lender’s risk. A family member acts as a guarantor, stepping in to cover repayments if you’re unable to.

In some cases, a guarantor can even help you access a 100% LTV mortgage, meaning no deposit is required.

The guarantor may secure the loan against a property they own or deposit a lump sum into a savings account held by the lender.

The guarantor must prove they can afford the entire mortgage and will be liable for payments if necessary.

What Are the Interest Rates for 5% Mortgage Options?

Since 5 per cent mortgages involve the lowest deposit that lenders will approve, they typically come with higher interest rates.

Lenders see low deposit mortgages as higher risk, so they increase the rates on these products to protect themselves.

Final Thoughts

A 5% mortgage can be an excellent solution for those struggling to save for a large deposit, especially with the various schemes available in the UK.

Whether you opt for the Mortgage Guarantee Scheme, Shared Ownership, or the First Homes Scheme, there are multiple avenues to make homeownership more achievable.

If you’re unsure which option is best for you, consulting a mortgage broker experienced in low-deposit mortgages can help you navigate the process and find the best deal based on your unique situation.

Call us today on 03330 90 60 30 or contact us to speak to one of our friendly advisors.

Sources and References:

• [Statista Cost of Living Increase](https://www.statista.com/statistics/1300280/greatbritaincostoflivingincrease/)
• [First Homes Scheme GOV.UK](https://www.gov.uk/firsthomesscheme)

According to data from the Office for National Statistics, over a third of UK households were struggling to afford rising mortgage and rent costs by the end of 2023.

With the cost of living continuing to rise, it’s crucial to understand the costs associated with a mortgage before making a long-term financial commitment.

If you’re considering a £100,000 mortgage, knowing how much you’ll need to repay over time is vital for financial planning.

Mortgage costs can vary greatly depending on the interest rate, repayment period, and type of mortgage.

In this guide, we’ll break down the cost of a £100k mortgage over 15 years and explore how different factors influence those costs.

What Is the Monthly Cost of a £100k Mortgage Over 15 Years?

The cost of a £100k mortgage depends largely on the interest rate. To estimate monthly repayments, you can use the following formula:

M = P × (r(1+r)n​) ÷ ((1+r)n -1)

Where:

• M = Monthly payment
• P = Principal loan amount (£100,000)
• r = Monthly interest rate (annual interest rate divided by 12)
• n = Total number of payments (15 years × 12 months = 180 payments)

Using an example interest rate of 5%, the monthly payment would be:

M = 100,000 × (0.00417 (1+0.00417)180) ÷ ((1+0.00417)180 – 1) ​= £790.79

The total amount you’ll pay by the end of your mortgage term would be:

(790.79) x 180 = £142,342.20

That’s £42,342.20 in interest over 15 years.

For those who prefer not to deal with manual calculations, there are several online mortgage calculators available to estimate monthly payments based on interest rates and loan terms.

Factors That Affect the Cost of a £100k Mortgage

Mortgage costs aren’t fixed—they can vary based on a number of factors. Here are the most significant ones:

1. Interest Rates

Interest rates have the biggest impact on both your monthly payments and the total amount paid over the life of the loan.

Lower interest rates result in lower payments and less interest paid overall, while higher rates increase both the monthly and total cost.

Interest rates are affected by both market conditions and your personal financial profile.

If you have a strong credit score and a substantial deposit, you’re more likely to secure a competitive interest rate, lowering your overall costs.

2. Mortgage Term Length

The term length of your mortgage also influences your costs. A longer term means smaller monthly payments but more interest paid over time, making the loan more expensive in the long run.

Conversely, a shorter term has higher monthly payments but significantly reduces the interest burden.

• Example: A 15-year mortgage will have higher monthly payments but cost less in interest than a 25-year mortgage.

3. Repayment Type

There are two primary types of mortgage repayment:

• Capital Repayment Mortgage: You repay both the interest and a portion of the principal loan with each payment. By the end of the term, the loan is fully repaid.
• Interest-Only Mortgage: You only pay the interest during the term, and the principal remains untouched. This results in lower monthly payments but leaves a large sum to be repaid at the end.

Most homeowners opt for capital repayment mortgages because they ensure the loan is paid off in full, but interest-only mortgages may be appealing to those with a solid plan for repaying the principal later.

4. Type of Mortgage Product

Different types of mortgage products can affect the cost:

• Fixed-Rate Mortgages: These offer a stable interest rate for a specific period, usually 2, 5, or 10 years. Once this period ends, the rate reverts to the lender’s Standard Variable Rate (SVR), which is often higher. Fixed rates provide stability, but they can be slightly more expensive upfront.
• Tracker Mortgages: These move with the Bank of England’s base rate, meaning your monthly payments can fluctuate. If the base rate rises, so do your payments, and if it falls, your payments decrease.

5. Additional Fees and Costs

Beyond the interest rate, several fees and costs can affect your total mortgage expense:

• Product Fees: Some lenders charge fees for setting up the mortgage, including arrangement, booking, and valuation fees.
• Stamp Duty: This tax is required for properties in England and Northern Ireland if their value exceeds £250,000. First-time buyers may be exempt or subject to lower rates.
• Legal Fees: You’ll need to hire a solicitor or conveyancer to manage the legal side of purchasing the property.
• Insurance: Lenders may require building insurance, and you may also want to consider life insurance or income protection to safeguard your mortgage in case of unforeseen circumstances.

How Can You Reduce the Cost of a £100k Mortgage?

If you’re looking to save on mortgage costs, here are a few strategies to consider:

1. Improve Your Credit Score

Lenders use your credit score to assess risk. A better score means lower risk and can help you qualify for more competitive interest rates. Review your credit report regularly and take steps to improve it if necessary.

2. Save a Larger Deposit

The larger your deposit, the less you need to borrow, and the less interest you’ll pay. Additionally, a larger deposit can help you secure a lower interest rate, further reducing the overall cost of the mortgage.

3. Shop Around for the Best Deals

Don’t settle for the first mortgage offer you receive. Different lenders offer different rates, and a slight difference in interest rates can result in significant savings over time. Use comparison tools and consult with mortgage brokers to explore all your options.

4. Make Overpayments

If your lender allows it, making overpayments—even small ones—can reduce the principal faster and lower the total interest paid.

Be sure to check for overpayment limits, as some lenders impose penalties for exceeding them.

Final Thoughts

The cost of a £100,000 mortgage over 15 years depends on several factors, including the interest rate, term length, repayment type, and additional fees.

By improving your credit score, saving a larger deposit, and carefully selecting the right mortgage product, you can reduce your overall costs and make homeownership more affordable.

While calculating mortgage costs can seem overwhelming, free online mortgage calculators can quickly help you determine the best plan for your financial situation.

Proper planning and research will help ensure your mortgage fits comfortably within your budget.

Call us today on 03330 90 60 30 or contact us to speak to one of our friendly advisors.

Dreaming of homeownership but struggling to save for a deposit? A Rent to Buy mortgage could be the solution that turns your property ownership dream into reality.

High rent rates continue to be a significant barrier for many potential homeowners, preventing them from saving for a deposit and transitioning from renting to buying.

According to Statista, the average cost of rent stood at £2,101 in London and £1,113 outside London as of July 2024.

Rent to Buy offers an alternative by allowing you to rent certain properties at a reduced rate, making it easier to save for a deposit and eventually become a homeowner.

Here’s everything you need to know about Rent to Buy mortgages in the UK.

What is Rent to Buy?

Rent to Buy is a UK government-based initiative designed to help individuals who cannot currently afford to buy a home but wish to do so in the future.

It allows you to rent a property at a discounted rate, typically 20% below market rent, for a specified period.

The savings from this discounted rent can be used to build up a deposit to buy the property.

Once you’ve saved enough for a deposit, you can purchase the property outright using a mortgage or through a shared ownership scheme, where you buy a share of the property while continuing to rent the remaining portion.

How Does Rent to Buy Work?

To begin with, you need to apply for a property that falls under the Rent to Buy scheme.

If you’re eligible and the property is available, you can move in under a tenancy agreement. The rental period typically ranges from 6 months to 5 years, depending on the property.

The scheme is primarily run by housing associations, meaning private landlords cannot offer Rent to Buy properties.

During the discounted rental period, you’ll be expected to save for a deposit, with the ultimate goal of purchasing the property, though there is no obligation to do so.

You can buy the property or a share of it at any point during the rental period. If you reach the end of the agreed period and still can’t afford to buy the property, you can request an extension or choose to move out.

Eligibility Criteria for Rent to Buy

To qualify for Rent to Buy, you must meet the following criteria:

• First-time buyer: You should not already own a property.
• Employed: You must be employed full-time or part-time.
• Capable of saving: You need to demonstrate that you can pay your rent and save for a deposit at the same time.

Even previous homeowners who have returned to renting (perhaps due to a separation) can qualify.

Your credit history and income will likely be checked to confirm your eligibility. The exact criteria may vary between housing associations, so it’s worth checking with your local authority.

It’s important to note that failure to adhere to your tenancy agreement, such as missing rent payments, could result in being removed from the scheme.

Is Rent to Buy Available Across the UK?

The Rent to Buy scheme is available in England, excluding London, where a separate scheme called London Living Rent operates.

London Living Rent is targeted at middle-income households who are looking to build savings for a deposit while living or working in London.

In Northern Ireland, a similar scheme called Rent to Own is available. However, in Wales, the Rent to Own scheme is closed to new landlords, though some properties may still be available to applicants. Scotland does not have an equivalent Rent to Buy scheme.

Advantages of Rent to Buy

Affordability: You benefit from lower monthly rental payments, typically 20% below market rent. This allows you to save for a deposit more easily while continuing to live in the property.

Try before you buy: Renting the property before purchasing gives you a chance to experience living there and assess whether the home and area meet your long-term needs.

Enhanced access to properties: Rent to Buy gives you access to properties that might otherwise be unaffordable. It also enables you to save a larger deposit, improving your chances of securing a favourable mortgage.

Security: The scheme guarantees you the opportunity to buy the property, so there’s no risk of another buyer purchasing the property during your tenancy.

The scheme is government-backed and run by social landlords, offering more support and stability compared to private renting.

Flexibility: There is no obligation to purchase the property. If your circumstances change, you can decide not to buy at the end of the rental period.

Disadvantages of Rent to Buy

Limited property choices: The Rent to Buy scheme only covers specific properties, mostly new builds. This could limit your options in terms of location and type of property available.

Rising house prices: You will have to purchase the property at its current market value, not the value when you first moved in.

If property prices rise significantly during the rental period, the house may become less affordable by the time you’re ready to buy.

Limited availability: The number of Rent to Buy properties varies between local authorities, and availability can be limited. There may be long waiting periods in some areas.

No guarantee of mortgage approval: Even after saving for a deposit, securing a mortgage is not guaranteed. Approval depends on your financial circumstances and creditworthiness at the time of application.

Final Thoughts

Rent to Buy mortgages offer a valuable stepping stone for individuals struggling to save for a deposit while paying high rent.

The scheme makes homeownership more accessible by offering reduced rent and giving you the chance to save towards buying a home at your own pace.

However, Rent to Buy is not the perfect solution for everyone, and it’s important to weigh the advantages and disadvantages based on your personal circumstances.

If you’re unsure whether Rent to Buy is the right choice for you, consulting a mortgage advisor or broker with experience in Rent to Buy mortgages can help you make an informed decision.

Call us today on 03330 90 60 30 or contact us to speak to one of our friendly advisors.

Sources and References:

• [Statista Average Rent in the UK](https://www.statista.com/statistics/752203/averagecostofrentbyregionuk/statisticContainer)
• [London Living Rent Scheme](https://www.london.gov.uk/programmesstrategies/housingandland/improvingprivaterentedsector/londonlivingrent)