Mortgage advice for buying, moving home and remortgaging.

You might need another bedroom, a shorter commute or somewhere that suits the next stage of your life. Before you start making offers, get clear on three figures: what your sale could leave you, what you could borrow and what the move will cost.

Your existing mortgage also deserves a closer look. Depending on your deal and circumstances, you may be able to take your current mortgage rate with you—or find that a new arrangement is more suitable.

Here are four things worth checking before you commit to your next home.

1. Work out how much of your sale you can actually use.

If you sell for £300,000 and have £180,000 left on your mortgage, the difference is £120,000. But that is before selling costs and any other borrowing secured on your home.

Estate agent fees, legal fees and any mortgage repayment charges can reduce what you have available. You will also need to budget for the purchase, including any property transaction tax, surveys and removals.

Start with your expected sale proceeds, subtract what needs repaying and set aside the costs of moving. That gives you a more useful starting point for your next deposit.

Keep some breathing room too. Spending every available pound on the purchase can leave little for repairs or unexpected expenses after moving in.

2. Check whether your current mortgage deal can move with you.

Some mortgages are portable, which means you may be able to transfer your existing mortgage deal to a mortgage on the new property.

That can be worth exploring if you have a rate you want to keep or would face an early repayment charge for leaving your deal.

However, porting still requires lender approval. Your lender will assess your circumstances, affordability and the new property. Having a mortgage with them already does not guarantee they will approve the move.

I’ll help you compare the available options, including the repayments, fees and any charges for leaving your current deal.

3. Borrowing more could mean paying two different rates.

If you can port your existing deal but need extra borrowing, the additional amount may be offered at a different rate.

For example, you might keep your existing rate on £180,000, while a further £40,000 sits on a separate deal. Those two parts could also have different deal end dates.

Ask what the combined monthly payment would be and when each part’s rate could change.

That matters when planning your household budget—and when deciding how to review the mortgage in future.

4. Check what happens if the moving dates don’t line up.

Selling your current home and completing your next purchase on different dates can affect your mortgage arrangements.

With some lenders, a gap between transactions can mean paying an early repayment charge upfront. Whether any refund is available depends on that lender’s rules and your circumstances.

Your mortgage offer also has an expiry date. If the chain slows down or your plans change, tell your adviser and conveyancer promptly so they can check what needs updating.

Understanding these conditions early can help you budget for a delay.

Let’s work out what your next move could look like.

We can review your current mortgage, expected sale proceeds and next purchase budget, so you understand your options and what needs checking. You don’t need to have found your next property before we speak.

Book your free home-mover mortgage review →

Whether you’re buying your first rental property or reviewing an existing investment, start with three questions: what rent is realistic, how much could you borrow and what would you have left after costs?

Understanding those figures can help you assess a property before committing your deposit—and choose a mortgage that fits your plans as a landlord.

Here are five things worth checking.

1. The expected rent helps determine what you can borrow.

Buy-to-let lenders usually assess how comfortably the rental income covers the mortgage interest, with a margin built into their calculation.

They may use an assessment rate higher than the interest rate you would actually pay. This means rent that covers the advertised mortgage payment might still fall short of the lender’s requirements.

The calculation varies by lender, mortgage product and your circumstances. Your personal finances and any existing property portfolio can matter too.

Check the borrowing against a realistic rental valuation before assuming your deposit is enough to secure the mortgage.

2. Your deposit is only part of the upfront budget.

A 25% deposit is common, although some lenders offer options with smaller deposits, subject to their criteria.

On a £200,000 property, a 25% deposit is £50,000. You would still need to allow for purchase costs, including legal fees, surveys, any mortgage fees and the property transaction tax that applies.

If the property needs repairs or improvements before tenants can move in, budget for those as well.

Keep money available after completion. Using every pound for the purchase can leave you exposed to an early repair bill or a delay finding tenants.

3. A rental yield tells you only part of the story.

A property bought for £200,000 and rented for £1,000 a month would have a 6% gross rental yield, assuming rent is received for all 12 months.

That is before mortgage costs, letting agent fees, insurance, maintenance, any service charges and tax. It also assumes there are no gaps between tenants or unpaid rent.

To understand the cash you might have available, work through the full annual costs and allow for less favourable months.

Could you still cover the mortgage if the property were empty or needed a substantial repair? A cash reserve helps you manage those situations without relying on the next rent payment.

4. Interest-only payments leave the mortgage balance outstanding.

Many buy-to-let mortgages are arranged on an interest-only basis. Your regular payments cover the interest, without reducing the amount borrowed.

For example, if you borrow £150,000 and make only the required interest payments, that £150,000 still needs repaying at the end of the mortgage term.

You need a credible repayment plan. Selling the property may be part of it, but the sale proceeds might not cover the debt if its value falls. Refinancing later is also subject to the lending conditions available at that time.

5. Decide how you will own the property before applying.

Buying personally and buying through a limited company can involve different mortgage options, costs and tax treatment.

A company is not automatically the most suitable choice. Speak to an accountant or tax adviser about your circumstances and longer-term plans before deciding.

I can then assess the mortgage options for your chosen ownership structure.

Let’s look at the mortgage behind your rental plans.

We can review the property value, expected rent, deposit or existing equity, and the borrowing options available. Whether you’re buying or remortgaging, I’ll explain what needs checking before you proceed.

Book your free buy-to-let mortgage review →

Mortgage availability depends on your circumstances, lender criteria, rental income and the property. Most buy-to-let mortgages are not regulated by the Financial Conduct Authority.

Your property may be repossessed if you do not keep up repayments on your mortgage.

Past credit problems, income from several sources or a previous mortgage refusal can leave you unsure where you stand.

The starting point is to understand what needs closer examination, which lenders may consider your circumstances and whether applying now makes sense.

You don’t need to work that out alone. Here are four things worth knowing before taking your next step.

1. Understand a previous refusal before applying again.

A declined application can relate to your credit history, income, existing commitments or a particular lender’s requirements. It does not automatically mean every lender would reach the same decision.

Keep any feedback you received and note which stage the application reached. That can help establish what needs checking.

Repeated applications involving hard credit searches in a short period can affect your credit profile and future lending decisions.

Before trying another lender, understand what would be different about the next application.

2. With credit problems, the dates and details matter.

Saying you have “bad credit” gives only part of the picture. Lenders may look at:

• Whether the issue was a missed payment, default or county court judgment (CCJ).
• When it happened and how much was involved.
• Whether the account has since been settled or brought up to date.
• How you have managed your commitments since then.

An older, isolated problem may be treated differently from repeated recent arrears. The type of account can matter too.

Your full credit reports provide more useful detail than a score alone. Check them for errors and gather accurate information about anything that needs explaining.

Some lenders consider certain credit issues, but acceptance depends on their criteria and your wider circumstances.

3. Income from several sources needs careful assessment.

You might receive a basic salary alongside commission, overtime, contract work or income from a second job. Lenders differ in how they assess those earnings and the history they need to see.

For example, a £35,000 salary plus a £10,000 annual bonus does not necessarily mean a lender will use £45,000 when calculating affordability. It may average your bonus payments over a longer period.

For contract or additional employment income, lenders may also consider how long you have received it and whether it is likely to continue.

Keep the evidence behind each income source: payslips, contracts, tax documents or other relevant records. I’ll help establish which figures a lender could consider and what proof is required.

4. The next step may be preparation rather than an immediate application.

Sometimes, a longer income history, a lower borrowing amount or more time since a credit problem could change the options available. None of these guarantees approval, but they are worth assessing before committing to an application.

We also need to look at the repayments, fees and deposit requirements. A mortgage needs to be manageable alongside your other commitments.

If applying now does not look realistic or suitable, I’ll explain the obstacles, what could help and when it may be useful to review your position.

Let’s work through your circumstances.

Tell me what you’re hoping to do and what has made it difficult so far. We can review the relevant details, identify what needs checking and discuss a practical next step.

Book your free mortgage review →

Previous credit problems may restrict the options available.