Mortgage Services

An ethical approach to mortgage advice

  • Spend less time and money on your mortgage
  • Get advice from people who care
  • Make an ethical mortgage choice

We are an independent mortgage broker, and can find the right deal for you, searching the whole of the market, including those just available to brokers, to find the one that is right for you*. We also offer free mortgage protection advice to help you stay in your home and protect your loved ones.

Whether you are a first time buyer, remortgaging, moving home or wanting to invest in a buy-to-let or holiday property, trust our expertise to save you time and money, now and in the long run.

We take time to understand your needs and circumstances, to find you the most suitable deals.

We also work use Ethical Consumer data to let you know about the climate impact and other ethical values of the mortgage lenders available to you. You can read our take on green mortgages in the UK.

We’d love to get to help you buy and keep your new property, or get the best option for your remortgage – take a look at our fees and get in touch.

How much you can borrow depends on your income (from employment, self-employment, bonuses, benefits, rent etc.) and your expenditure – we can help you work this out.

Remember, your home may be repossessed if you do not keep up repayments on your mortgage.

We provide advice on all types of first charge consumer mortgages (the main mortgage to buy a property). If you are looking for a second charge mortgage, financial advice or tax planning we can put you in touch with specialists in our network.

*sometimes, some lenders need you to work with them directly - where that's the case, we will let you know.



How much can I borrow?

For residential mortgages, normally, the most you can borrow is 4.5x your income. This depends on your age, employment and credit history. Other commitments (credit, loans, child related costs etc.) may mean what you can afford is less – different lenders treat these differently. For some people, usually those who earn over £40,000 per annum, professionals, or those with a larger deposit, it may be up to 5x, 5.5x, or even 6x your income.

For buy-to-let mortgages, the borrowing amount usually depends on rental income, your tax status, property value and the class of buy-to-let (AST, HMO, Holiday, Student...). An assessment will be done comparing mortgage payment against rental income - the Interest Coverage Ration (ICR). Typical ICRs are 125% or 145% (depending on the lender, your tax rate, and if you’re buying as an individual or a Company SPV (Special Purpose Vehicle)). Interest rates used for the stress-test rates start at the equivalent rate of a 5-year fixed-rate mortgage and can rise from there.


How our advice process works

Buying a house is probably the biggest expense you’ll ever have. It takes time and consideration to make sure you get the right mortgage and protection for the long term. That’s where we can help you with our ethical expertise and independent mortgage advice. This is the advice process we will go through together, with links to important documents. If you have any queries, or you’re already set to proceed with your mortgage application, please get in touch.

Advice Stage Purpose Activities
Introduction Understand the mortgage journey, the level of advice and the associated costs.
  • Initial chat / email exchange to understand your enquiry and who we are
  • Discuss the advice process
  • Answer any initial queries you have
Understanding Your Needs Understand your lifestyle expectations, how that relates to a mortgage, and discuss any conflicts.
Priorities and Options Understand mortgage options, costs, risks, advantages and disadvantages.
  • Discuss your mortgage options
  • Discuss short and long-term risks and costs
Recommendations Provide recommendations, next steps, timescales and ongoing service.
Result! Application made and all work summarised in a suitability report. Mortgage offer received.
  • Gather proof of financial information (bank statements, payslips, accounts, loans etc.)
  • Confirm application and send completed forms
  • Supply suitability report(s)

How our advice process works

Buying a house is probably the biggest expense you’ll ever have. It takes time and consideration to make sure you get the right mortgage and protection for the long term. That’s where we can help you with our ethical expertise and independent mortgage advice. This is the advice process we will go through together, with links to important documents. If you have any queries, or you’re already set to proceed with your mortgage application, please get in touch.

Advice Stage Purpose Activities
Introduction Understand the mortgage journey, the level of advice and the associated costs.
  • Initial chat / email exchange to understand your enquiry and who we are
  • Discuss the advice process
  • Answer any initial queries you have
Understanding Your Needs Understand your lifestyle expectations, how that relates to a mortgage, and discuss any conflicts.
Priorities and Options Understand mortgage options, costs, risks, advantages and disadvantages.
  • Discuss your mortgage options
  • Discuss short and long-term risks and costs
  • Gather proof of financial information (bank statements, payslips, accounts, loans etc.)
Recommendations Provide recommendations, next steps, timescales and ongoing service.
  • Present and discuss recommended mortgage (and protection) products, including ethical considerations
  • Go through the mortgage and any protection illustrations
  • Discuss next steps, timescales and ongoing contact and services
  • Agree to proceed and supply the application fee
Result! Application made and all work summarised in a suitability report. Mortgage offer received.
  • Confirm application and send completed forms
  • Supply suitability report(s)

Buy-to-let

If you’re looking to buy a property specifically as an investment, rather than to live in, then you will need a buy-to-let mortgage. Whether you are looking for a holiday let mortgage, Airbnb mortgage, mortgage for tenants on benefits, or a standard buy-to-let, we can help you. We offer both private buy-to-let and Company SPV mortgage advice.

If you’re considering becoming a new landlord, we can help you navigate the maze of buy-to-let mortgage criteria, including ICRs. We can also help you if you don’t own your own property (through a non-owner-occupier mortgage), or if you become an ‘accidental landlord’ (consumer buy-to-let).

Consumer buy-to-let mortgages are for situations where you find letting a property would make sense in the short term, such as if you’re moving in with a partner, need to temporarily relocate, or you inherit property.

It’s worth noting that buy-to-let mortgages tend to be more expensive than standard residential mortgages and often require higher deposits, starting at 15% (85% LTV (Loan-to-Value), but typically 25% (75%LTV). Lenders’ criteria vary widely and are not always clear on first look. We can advise you on this in more detail during an initial consultation.

The Financial Conduct Authority do not regulate buy to let mortgages



New-build mortgages

Obtaining a mortgage for a new-build property can come with certain complications. Even before you begin, different lenders have different views on what constitutes a new-build property. There’s also the added complication if the new-build you’re looking to buy is a property that’s ‘off-plan’, meaning the property is either due to be built or is already in the process.

There are benefits of buying a new-build property, such as avoiding property chains and lower repair and maintenance costs due to the property being in brand-new, or close to new condition. 

And there can be certain drawbacks, including the property itself being more expensive than older properties, and possible delays in the process if the property is off-plan due to unforeseen construction issues.

While the mortgage criteria can be stricter for new-build mortgages, we can offer you help and advice on obtaining a new-build mortgage and guide you through the process. Get in touch for our independent new-build mortgage advice.


Remortgaging your property or transferring your mortgage

When you come to the end of an introductory rate on a mortgage, you’ll save money by switching to a new deal, rather than going on to the lender’s SVR (Standard Variable Rate).

A rate switch is where you switch to a new deal with your same lender. Remortgaging is the process where you remain in your property but take out a mortgage with a new lender. This might be simply because you’re coming to the end of your current deal and want to find a better rate, or your financial situation is set to change due to a significant personal event – such as having a child, a promotion, or wanting to make an investment.

Remortgaging your home can also save you money if your property value has increased since the time you bought it. A lower LTV means you should be offered a better mortgage deal (unless interest rates have increased substantially, or your LTV is already below 60%).

Remortgaging your property might not always be in your financial interests – sometimes a rate switch is a better option. That is where we can help with our independent mortgage advice – we will always check the benefits of a rate switch as well as a remortgage. We can talk you through the entire process, from attaining an Agreement in Principle, to completing the remortgage process and answer any queries you may have.

Once we've submitted a remortgage or rate switch application, we'll keep an eye on rates, and let you know if a cheaper deal becomes available - potentially saving you even more.


First-time buyer

Buying your first home is one of life’s exciting milestones. Put simply, you’ll be classed as a first-time buyer if you’re looking to buy a property for the first time (or haven’t owned one for several years), either individually or with a partner, spouse, or friends.

Some first-time buyers can purchase a property on their own. For many, this isn’t possible, and they either need to get family assistance, or use a government scheme. First-time buyers are often eligible for shared ownership, right-to-buy or the first home scheme. These ‘affordable home ownership schemes’ all need specific mortgages, and help you climb onto the first rung of the property ladder. The schemes’ eligibility criteria and approaches vary – you can find an overview at: https://www.gov.uk/affordable-home-ownership-schemes.

Whether you can buy your first property outright, need family support, shared ownership, help-to-buy or right-to-buy, we can find the right mortgage for you.

To qualify for a mortgage, you’ll need a regular income to prove to your lender you’re able to make mortgage repayments. You’ll also need to do a few other things beforehand, such as:

  • Get a deposit (in most, but not all, cases) - the higher your cash deposit when you apply for a mortgage, the less you’ll need to borrow. A higher deposit often grants you access to better borrowing rates, meaning you’ll pay less interest on your loan. Lenders are finding ways to help those with no or very small deposits, so not everyone needs a huge deposit upfront to get on the property ladder. Naturally, a smaller deposit will limit your borrowing options and it might lead to a longer repayment term, but if you feel ready, get in touch - we'll help you work through your options.
  • Check and boost your credit rating - you can do this for free with most credit reference agencies. Checkmyfile (here) will look at Experian, Equifax,  and TransUnion in one go, and let you download a full report. Mistakes do happen, so check carefully to make sure that all the information stored about you is correct. Once you have done that, talk to us. There are plenty of lenders who will consider people with a low credit score – although you may have to pay a bit more.
  • Talk to a mortgage adviser - this is where we come in to listen to your situation and recommend how much you can afford to borrow based on your financial circumstances. This will help in your property search as you’ll get a better idea of the flat or house you can afford. We believe your mortgage shouldn’t cost the earth, so we’ll search the whole market to recommend you at least two mortgages, the lowest cost and the most ethical – sometimes these are the same thing!

Self-employed mortgages

There’s a common misconception that obtaining a mortgage if you're self-employed is difficult or even nigh on impossible. While it’s true it might be a little more challenging, there’s nothing stopping you from proving to a mortgage lender that you’re eligible for a self-employed mortgage. The process might involve a few extra steps, but as long as you can prove a reliable income and pass the lender’s affordability test, then there’s no reason why you shouldn’t be eligible to access a self-employed mortgage.

We can guide you through the process of applying for a self-employed mortgage and advise you on what you’ll need to provide during the application process, as you’ll need to show more evidence to prove your reliability. Had a good year and want to use that for affordability? No problem. Only been trading for one year? Again, no problem. Company doing well, but you've not paid yourself as much? We can use company profits, not personal remuneration with some lenders. Contact us today for self-employed mortgage advice.