With all the press speculation around interest rates, it’s become more important than ever for UK homeowners to understand when their current mortgage deal expires so they can be ready to remortgage.
Remortgaging, with its plethora of terms and financial implications, can sometimes appear daunting, especially in the current climate of fluctuating interest rates and media speculation around future changes. However, this is where a good Mortgage Advisor earns their fee; by providing an unbiased view of the market, cutting through the speculation and offering advice around the different options available.
We’ve answered some of the most common questions about remortgaging in our Q&A’s below, and for personalised advice we recommend connecting with a qualified Mortgage Advisor with strong experience with remortgages (check out some featured mortgage specialists below).
What is a Remortgage?
Simply put; a remortgage is the process of paying off your existing mortgage with a new one, sometimes even with the same lender. It’s a common financial strategy used by borrowers, most typically when a fixed mortgage deal period ends and the loan is due to revert to a Standard Variable Rate.
Remortgaging can serve multiple purposes. For some, it provides a way to reduce monthly payments by switching to a mortgage deal with a lower interest rate or over a longer term. For others, it’s an opportunity to release equity from their home, providing funds for home improvements or other financial requirements. Furthermore, it can also offer a way to consolidate debts into one manageable monthly payment. With the current speculations about continuing increases in mortgage interest rates, some borrowers are remortaging to lock in an affordable rate for the longer term.
However it’s worth noting that remortgaging isn’t always the best option for everyone. It’s a decision that should be considered carefully, taking into account factors like the cost of any early repayment charges on your current mortgage, or the fees involved in the new mortgage. As with any financial decision, it’s always recommended to seek professional advice to ensure the best outcome for your unique situation.
How do Remortgages work?
The remortgaging process should begin with a thorough review of your current mortgage agreement as it’s important to understand the terms, especially any early repayment charges or exit fees. After that, it’s all about research and comparison; matching the deals on the market with your financial objectives (for example to lower/fix your monthly payments, or to release equity). We would always recommend working with an experienced Mortgage Broker to go through this process, as there are many variables that will impact suitability and eligibility.
Once you’ve found a suitable mortgage product, you’ll apply to the new lender who will assess your application. This includes a credit check and a valuation of your property to ensure it provides sufficient security for the loan. The lender will also assess your income, outgoings, and other financial commitments to confirm that you can afford the mortgage repayments. If you a remortgaging with the same lender it can be possible to bypass the formal application and assessment process, assuming your circumstances haven’t changed since your original application.
When your application is approved, a solicitor or conveyancer will handle the legal aspect of the switch, including paying off your old mortgage using the funds from the new one. It’s then just a matter of making your new mortgage repayments to the new lender (or making your adjusted payments to your current lender). It’s important to keep in mind that remortgaging is a significant financial decision, so seeking advice from a mortgage advisor is strongly recommended.
Am I eligible for a Remortgage?
It goes without saying that first-and-foremost, in order to remortgage you must be an existing UK homeowner. That aside, the eligibility for remortgaging depends on a number of factors, with each lender having their own set of criteria. Firstly, your current financial status plays a crucial role. Lenders will examine your income, outgoings, credit history and existing debts. They’ll want to be certain that you can comfortably afford the mortgage repayments.
Next, the value of your property and the amount of equity you hold in it are also key considerations. Equity is the difference between the current value of your property and the outstanding amount of your mortgage. Generally, the more equity you have, the more likely you are to be eligible for a remortgage. Lenders calculate lending risk and eliqibility levels on a Loan to Value ratio (LTV), which represents the percentage of the property’s value that you wish to borrow. For example, borrowing £200,000 on a £400,000 property would be a LTV of 50%.
A lower LTV generally offers access to better mortgage deals, as it presents less risk to the lender.
Finally, there may be age restrictions, with some lenders having a maximum age at which you can apply or finish paying your mortgage. Keep in mind, each lender’s criteria may vary and it’s always worth discussing your options with a mortgage advisor to fully understand your eligibility before making an application.
What are the benefits of remortgaging?
Remortgaging can offer several potential benefits for borrowers. Traditionally remortgaging has been used as a way to reduce monthly mortgage repayments by securing a deal with a lower interest rate than the current mortgage, however in the present environment with interest rates being much higher than the 15 year average, remortgaging is commonly being used as a way to secure a fixed rate that will protect against further raises, or to avoid borrowers automatically switching to an expensive Standard Variable Rate.
Remortgaging is also often used as a way to release money from the equity built up in a property, providing tax-free cash that can be used to facilitate home improvements or consolidate other debts. Given that mortgage lending is typically the least expensive way to borrow money, even with todays higher interest rates, many borrowers will use a remortgage to release additional funds.
Despite these potential benefits, remortgaging can be a minefield of options, and we strongly recommend speaking with an experienced Mortgage Broker before making any financial decisions.
How do I remortgage my house?
To remortgage your house, begin by reviewing your existing mortgage deal to understand the terms and check for any early repayment or exit fees. Next, you’ll want to research current mortgage deals available in the market. Comparing interest rates, fees and terms & conditions will help you identify the most suitable deal for your needs. We would strongly advise using a qualified mortgage broker to guide you through this process.
Once you’ve identified a new mortgage, you would apply to the new lender (or go through the required application process with your existing lender if they offer you a better deal to remain with them). They will assess your financial situation and property value before approving the mortgage. A solicitor or conveyancer will then handle the legal aspects of transferring your mortgage to the new lender. As remortgaging is a significant financial decision, we recommend always seeking professional advice from an experienced mortgage advisor.
What are the costs involved in remortgaging?
Borrowers can often be guilty of only looking at headline interest rates when weighing up the cost of a new mortgage deal, however remortgaging can involve several other costs that you should consider before making a decision. These can include early repayment charges on your current mortgage, which can be significant if you’re still in the initial fixed or discounted period. Additionally, your new mortgage deal may come with arrangement or valuation fees.
Legal fees are another cost to consider, as the transfer of deeds from one lender to another needs to be managed by a Solicitor or Conveyancer. Some lenders might offer ‘free legals’ as part of the mortgage deal, which means they cover the cost of the conveyancing. Finally, if you’re using a Mortgage Broker, their fees should also be factored in.
It’s important to always ensure you have a comprehensive understanding of all costs involved in remortgaging before proceeding, as it may impact the value or benefit you thought you were getting from the new deal.
What are the best remortgage rates in the UK?
The best remortgage rates will vary depending on a variety of factors, including the amount you wish to borrow, the value of your property, your credit score and market conditions (including the current Bank of England Base Rate, which heavily influences the mortgage rates lenders offer).
For example a borrower with an excellent credit score and affordability levels, looking to borrow at a low LTV ratio, will typically be offered more attractive rates than borrowers with less favourable circumstances. However we’ve seen remortgage rates across the board increase in line with the raises in the Bank of England Base Rate, and average rates in 2023 are much higher than they have been across the previous 10 years.
With all these variables to consider, we recommend sitting down with an experienced Mortgage Advisor who can review your circumstances and review the best deals from across the mortgage market. Whilst the rates of the high street lenders are generally well published, there are often specialist or less well-known lenders who offer attractive remortgage deals.
How long does a remortgage take?
The timeline for a remortgage can vary depending on several factors, including your individual circumstances, the lender, and the complexity of the transaction. On average, the process typically takes between 4 to 8 weeks from the start of your application to the completion of the remortgage.
It’s worth noting that if you’re tied into a fixed-rate deal on your current mortgage, you may want to start the remortgaging process a few months before it ends to avoid moving onto your lender’s Standard Variable Rate (SVR), which is often higher. Timing is crucial in the remortgage process, so we recommend seeking advice from a qualified Mortgage Advisor to guide you through it.
Can I remortgage to release equity?
Absolutely, releasing equity is a common reason homeowners choose to remortgage. Equity refers to the portion of your property that you outright own, which is the current value of your property minus any outstanding mortgage. For example; if your home is worth £300,000 and your remaining mortgage is £100,000, there is theoretically £200,000 of equity that you own in the property.
By remortgaging, you can access this equity as a cash lump sum for various purposes, such as home improvements, debt consolidation or other large expenditures. It’s key to note that it is unlikely that you will be able access 100% of the equity in your property, as lenders have maximum Loan-To-Value (LTV) ratios which they are willing to lend at. For example, if a lender has a maximum LTV of 90%, the most you could borrow on a £300,000 property is £270,000.
It’s important to remember that by remortgaging to release equity, you are effectively increasing the size of your mortgage, which could lead to higher monthly payments or a longer mortgage term. As with any major financial decision, it’s highly recommended that you seek professional advice to fully understand the implications and risks.
Can I remortgage with bad credit?
While having bad credit can make remortgaging more challenging, it does not necessarily mean it’s impossible. Certain lenders specialise in offering mortgages to individuals with less-than-perfect credit histories. They’ll take a broader view of your financial situation, considering factors beyond just your credit score.
However, it’s crucial to understand that remortgaging with bad credit often means you might not have access to the best rates available on the market, and the borrowing may be more expensive overall. Therefore, it’s advised to speak to a Mortgage Advisor with experience working with borrowers with credit issues. They will be able to guide you to the most suitable lenders and help present your case to the underwriters to give you the best possible chance of approval.
When is the best time to remortgage my property?
The optimal time to remortgage depends largely on your personal circumstances and the terms of your existing mortgage. Generally it’s recommended that a good time to start exploring remortgage options is 3-6 months before the end of your current deal (the expiration of your fixed-rate or discounted period). This gives you plenty of time to shop around for the best market rates and to go through the application process with your new lender (or agree a new deal with your existing lender) before you current deal expires, helping you avoid being automatically transferred to your lender’s Standard Variable Rate (SVR).
If borrowers are considering remortgaging whilst still within a fixed deal period with their current lender, it’s essential to understand the impact of any early repayment charges. These are the fees that lenders charge if you exit your mortgage before the end of a deal period, and can have a significant impact on the benefits and cost-effectiveness of remortgaging early. In all cases, it’s wise to seek advice from an experienced Mortgage Advisor to help navigate the market and find the best time to remortgage based on your specific circumstances.
How often can I remortgage my property?
The frequency of how often you can remortgage your property is not strictly limited, but the benefits are largely dictated by the terms of any existing mortgage deal. If you’re within an initial fixed, discounted, or tracker rate deal period, remortgaging too soon could lead to substantial early repayment charges (ERCs), making the process less financially beneficial (potentially wiping out any benefit at all).
Additionally, each time you remortgage there are also other potential costs such as legal fees, valuation fees, lender arangement fees and Mortgage Advisor fees. Again, it’s important to consider these costs when weighing up the benefits of remortgage, as a saving on the headline rate might be negated by the fees you’ve had to pay to switch deals.
Typically, most homeowners look at remortgaging as their current deal is nearing its end, usually every two to five years. However, the decision should always be based on your personal circumstances, the offers available in the mortgage market, and your financial goals. It’s recommended to seek professional advice from an experienced Mortgage Advisor to ensure any remortgaging decision aligns with your long-term financial plans as well as your current circumstances.
Can I remortgage before the end of my current mortgage term?
Yes, it’s possible to remortgage before the end of your current mortgage term. However, doing so may incur early repayment charges (ERCs) if you’re within an initial fixed, discount or tracker deal period of your mortgage. These charges can total to a significant amount, often a percentage of the outstanding loan, and can therefore sometimes negate the potential savings from a new deal.
You should carefully review your current mortgage contract to understand any charges associated with early repayment. As always, it’s recommended to consult with a Mortgage Advisor to understand the potential costs and benefits of remortgaging under your specific circumstances.
Should I remortgage with the same lender or switch to a different one?
Deciding whether to remortgage with your current lender or switch to a new one depends on a range of factors. Staying with your existing lender, often referred to as a product transfer, can be a simpler and quicker process as they already have your details and the property information. They might also offer competitive deals to retain existing customers.
However, it’s always beneficial to explore options with other lenders too, as they might offer a better deal or more suitable product for your current circumstances. It’s crucial to compare various aspects of any deals, such as interest rates, fees, and terms. Remember, the best choice is not always about the lowest rate, but what’s most appropriate for your needs. We would strongly recommend consulting with a qualified Mortgage Advisor to review the new offers from your existing lender against the best deals on the market, and decide which is the right option for you.
How does remortgaging affect my credit score?
The remortgaging process can have some impact on your short-term credit score. When you apply for a new mortgage, the lender will conduct a ‘hard’ check against your credit file to assess your credit history and to understand what other debts and credit facilities you have in place. This hard check is recorded on your credit file and may slightly reduce your short-term credit score, however this impact is typically temporary and your score should recover over time, assuming you meet your new mortgage payments on time.
As a remortgage application has an impact on your credit score, it is critical that you ensure you are eligble for a mortgage deal before applying to the lender. If your application is rejected and you have to look to another lender, having multiple hard searches on your credit file over a short period of time can be seen as a potential red flag.
Maintaining regular, on-time payments on your new mortgage will improve your credit score in the long run, demonstrating to other potential lenders that you can responsibly manage credit. It’s therefore always important to ensure you’re confident in your ability to meet your new mortgage repayments before proceeding with a remortgage.
What documents do I need to remortgage?
When you apply to remortgage, you will need to provide certain key documents to the new lender for them to assess your application. These typically include proof of income, which could be payslips if you’re employed or tax returns if you’re self-employed, as well as bank statements to demonstrate your outgoings and lifestyle costs.
In addition, you’ll need to provide proof of ID, such as a passport or driving licence, and proof of address, like a utility bill or council tax statement. Remember that every lender’s criteria can vary, so they might request additional documentation. Having these documents prepared and ready can help to ensure a smoother and more efficient remortgaging process.
Can I remortgage to buy another property?
Yes, remortgaging to release equity from your home to buy another property is indeed possible. This is a common strategy for those looking to invest in a buy-to-let property, purchase a second home or help a family member get onto the property ladder.
However, it’s important to remember that increasing your mortgage to fund another property purchase is likely to mean higher monthly payments as well as potentially increasing in the length of your mortgage. It also places your main residential property (i.e your home) at greater risk if you’re unable to keep up with the repayments. This risk can be especially prevalent when using remortgage funds to purchase a buy-to-let property, where maintenance costs, taxes and empty-occupancy can often make the investment less profitable than planned.
With these potential risks in mind, it’s critical to seek professional advice from an experienced Mortgage Advisor to fully understand the implications of this kind of financial decision.
Can I remortgage to pay off debt?
Yes, it is possible to remortgage your home to pay off debts, in fact this is a common reason why borrowers look to remortgage.
This process, commonly referred to as debt consolidation, involves increasing your mortgage amount to repay other debts, such as credit cards or personal loans. The aim is to simplify your finances and potentially reduce your overall monthly repayments, as mortgage interest rates are typically lower than the rates on unsecured debts.
Despite these benefits, it’s crucial to consider the long-term implications. While remortgaging may lower your monthly payments, it could cost more in the long run if the debt is spread over a longer period. You’re also securing previously unsecured debt against your home, which could be at risk if you can’t keep up with repayments.
We highly recommend speaking to an experienced Financial Advisor before making any decisions on debt consolidation.
What are the tax implications of remortgaging?
In general, remortgaging your residential property in the UK does not directly trigger any tax implications for most homeowners.
However, it’s important to be aware that if you choose to release equity from your home and use it for certain purposes, there could be indirect tax implications. For example, if you’re remortgaging to generate funds to invest in a buy-to-let property, the income generated from the rental property will be subject to income tax. Similarly, if you remortgage to give a cash gift to a family member and you pass away within seven years, there could be potential inheritance tax implications.
As with all major financial decisions, it is important that you seek professional advice to understand the full tax implications based on your personal circumstances and plans.
