Ideally 3-6 months before your current deal ends. This gives us time to search the market, secure a deal, and complete the switch before you fall onto your lender's Standard Variable Rate (SVR).
A Standard Variable Rate is your lender's default rate when your fixed deal expires. SVRs are typically much higher than fixed rates — often 7%+ compared to 4-5% for fixed deals. Switching could save you hundreds per month.
You can, but there may be early repayment charges (ERCs). We'll calculate whether the savings from a new deal outweigh any ERCs. Sometimes it's worth paying the penalty to secure a better rate.
Some lenders require a valuation, but many offer free valuations or even no-valuation products. We'll guide you through what's needed for your chosen lender.
First-Time Buyers
Most lenders require a minimum 5% deposit. On a £250,000 property, that's £12,500. Putting down 10% or more typically gets you access to better interest rates.
A mortgage in principle (AIP) is a statement from a lender confirming how much they'd be willing to lend you. It's not a guarantee, but estate agents often want to see one before accepting offers.
Options include Lifetime ISAs (25% government bonus), Shared Ownership (buy a share from 25%), First Homes (30-50% discount on new builds), and stamp duty relief on properties up to £425,000.
From accepted offer to completion, typically 8-12 weeks. Getting a mortgage in principle first can speed things up significantly.
Self-Employed
Most high-street lenders require 2-3 years. We work with specialist lenders who accept just 1 year of accounts, and in some cases can consider applicants with less.
It varies by lender. Some use salary + dividends (for directors), others use net profit (for sole traders), and some use SA302 tax returns. We match you with lenders that calculate your income most favourably.
Yes. Some specialist lenders treat CIS income differently from standard self-employment and may offer better terms. We know which lenders are most favourable for CIS workers.
Absolutely. Different lenders have very different criteria. Being rejected by one doesn't mean all will reject you. We've helped hundreds of previously-rejected applicants find the right lender.
Fees & Costs
Our broker fee is £495 total — £200 payable on application and £295 on mortgage offer. For complex cases, the fee is £99. This is a fixed fee, not a percentage of your mortgage. No hidden costs.
No. Our £495 fee is all-inclusive. There are no additional charges for advice, research, or application handling. You'll know exactly what you're paying from the start.
Beyond our broker fee, you may pay: lender arrangement fees (often added to the mortgage), valuation fees (sometimes free), solicitor/conveyancer fees, and stamp duty (for purchases). We'll explain all costs upfront.
You pay £200 when we submit your application and £295 when you receive your mortgage offer. Nothing is payable upfront for initial advice.
The Process
Remortgages typically take 4-8 weeks. Purchases take 8-12 weeks. We manage the entire timeline and keep you updated at every stage.
Typically: 3 months' payslips, 3 months' bank statements, proof of ID, and proof of address. Self-employed applicants need tax returns or company accounts. We'll give you a clear checklist.
Getting a quote and initial advice involves no credit check. A soft credit check may be used for a mortgage in principle (no impact on your score). A full credit check happens only when you formally apply.
Yes. We keep you updated at every stage via email and phone. Your dedicated advisor is always available to answer questions.
Credit & Eligibility
It's possible. We work with specialist lenders who consider applicants with adverse credit history, including CCJs, defaults, and IVAs. Your options depend on the type and age of the credit issue.
There's no universal minimum score. Each lender has their own criteria. We know which lenders are more flexible and can match you accordingly. A higher score generally means more options and better rates.
Register on the electoral roll, check your credit report for errors, reduce outstanding debts, and avoid new credit applications in the months before applying. We can advise on steps specific to your situation.
Most lenders use a soft search for a mortgage in principle, which doesn't affect your credit score. We'll confirm which type of search a lender uses before proceeding.