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Summary
Getting a Mortgage as NHS Staff (Keyworkers)
- You’re on probation, have a new or fixed-term/zero-hours contract, or work mainly bank/locum shifts.
- Your income includes variable enhancements, overtime or allowances.
- You’re using shared ownership, buying new build or have a small deposit.
- You have credit blips, a visa, or were declined elsewhere.
- You’re moving roles, relocating hospitals, or balancing a sale and purchase.
NHS Mortgage Specialists. NHS Protection Benefits.
Looking for a mortgage that acknowledges the work you do? There is no such thing as a special NHS only mortgage, BUT we do have lenders that offer exclusive deals and benefits to NHS workers and keyworkers. By looking favourably across the role you do and flexible criteria for NHS income structures such as shift pay, overtime, allowances and bank work. Our team of experts understand the structure of what you do and are specialists in presenting NHS Mortgage Applications to Mortgage Lenders.
FAQs for NHS Mortgages UK
Yes, newly qualified staff can get a mortgage. Lenders may consider future income potential and may offer professional mortgages. It’s important to discuss options with an adviser who understands NHS employment conditions.
Yes, NHS staff can apply for mortgages with no deposit, often through schemes like Shared Ownership or with a guarantor. These require specific eligibility criteria. A mortgage broker can provide tailored advice based on your circumstances.
NHS workers can benefit from professional mortgages, offering higher borrowing limits and possibly lower rates, if they meet certain criteria, like being in clinical roles or having a permanent contract.
Yes, NHS overtime can be included, but it must be presented correctly. Lenders vary, with some only considering base salary, so it’s crucial to work with brokers who understand NHS income structures.
Generally, NHS staff can borrow 4.5 to 5.5 times their income. Some may access professional mortgages that allow borrowing up to 6 times their income, depending on the lender’s assessment of income and expenses.
Looking for an NHS Mortgage but Don’t Know Where To Start?
If you are employed by the NHS and are looking to buy a property, you may have heard the term ‘NHS mortgage’ and you are now wondering how to go about learning more.
Here at The Mortgage Broker our team is on hand to find the best NHS mortgage deals possible for you. We are highly experienced in all aspects of mortgages including specialised mortgages.
We count 100% of your allowances and overtime as part of your main income.
Our aim is to provide the best mortgage service possible for our clients and to be the most respected mortgage broker in the UK. We believe that excellence begins with quality customer service and we are devoted to that goal.
If you need an NHS mortgage advisor, look no further – we are here to help.
What is an NHS mortgage?
It should be pointed out, first of all, that there isn’t specifically a mortgage for NHS staff as such. However, if you are employed by the NHS then there is a broad range of mortgage deals for which you could be eligible.
So what is an NHS mortgage? An NHS mortgage, also sometimes called a Key Worker mortgage, or a Blue Light mortgage, isn’t a standalone product but is essentially a conventional mortgage that is given to someone who is employed by the NHS.
Certain lenders do specialise in providing a mortgage for NHS staff and there are specialist brokers, such as The Mortgage Broker, who can act as an NHS mortgage broker to help you to get the best NHS mortgage to suit your needs as a key worker.
Doctors Simplify £1.4M Property Mortgage Into One Loan
Initial Enquiry
The clients had a mortgage situation which we see quite often, with multiple products this often comes about when people borrow extra on from their mortgage lender. In this case we had three separate mortgage products on their property, The property was valued at £1,400,000, and their total outstanding balance was £580,000. Each loan was on a different rate and term, which they wanted to address to make planning easier.
One client was an eye surgeon who receives an employed income through NHS, but also has his own private eye clinic that he and his wife work for.
| Commitment Type | Property Value | Balance | Loan to Value | Term | Payment Type | Interest Rate | Product Type | Payment |
| Current Mortgage | £1,400,000 | £387,545 | 27.68% | 18 | Repayment | 5.21% | Fixed – April 2025 | £2,763 |
| £114,405 | 17 | 4.54% | £795 | |||||
| £78,050 | 11 | 2.34% | £667 | |||||
| Total | £580,000 | £4,225 | ||||||
| Commitment Type | Property Value | Balance | LTV | Term | Rate | Product Type | Payment | |
| New Mortgage | £1,400,000 | £580,000 | 41.43% | 15 | Repayment | 4.60% | 2 year Tracker | £4,474 |
The Challenge
The main requirement was to bring their mortgage commitments to one product and term (the mortgage in years). The clients needed a single, quick and straightforward solution that would achieve that goal. They also needed the ability to make large and regular overpayments.
The Solution
We arranged for a new, single mortgage to cover the entire £580,000 balance. The new loan was secured on a 15-year term with a competitive tracker rate of 4.60%. This solution brought all three of their previous mortgages under one roof, with one single lender and one monthly payment to manage.
The Result
The clients now have a single, consolidated mortgage with a monthly payment of £4,474. While this payment is slightly higher than their previous combined total, the mortgage was heading for an interest rate of 6.99% (*that being the lender Standard Variable Rate at the time of writing) with payments much higher. This new mortgage is on a tracker rate, which has already reduced to 4.10% with payments of £4,327. The clients also have the ability to make unlimited overpayments, without incurring fees as requested.
Furthermore, the clients can move to a fixed rate at any time.
How Did This Help?
This solution helped the clients by bringing the mortgages into one. The move to a tracker rate also gives them a product that could become more advantageous in the future, providing a strategic benefit for future planning.
The customers have the flexibility and overpayment facility that they requested.
Yes, schemes like First Homes, Shared Ownership, and others offer benefits such as deposit assistance or purchase price discounts. Eligibility varies, so an experienced broker can advise on the most suitable option.
Yes, but NHS staff with bad credit can still find options. Some lenders are lenient and specialize in bad credit cases, especially if employment is stable, although rates might be higher.
It’s possible for NHS employees on zero-hours contracts to get a mortgage if they can show income consistency. Specialist lenders and brokers can present these scenarios effectively to acceptable lenders.
While there are no exclusive NHS rates, some lenders offer flexible assessments considering NHS income complexities like shift pay and overtime, which can result in favourable terms for NHS workers.
Typically, NHS mortgage applications require an employment contract, recent payslips, bank statements, proof of additional income like overtime, and identification documents.
More Frequently Asked Questions about NHS Mortgages
Doctors may access professional mortgages offering higher borrowing limits or better terms due to potential for career income growth. Specialist brokers can find tailor-made deals for doctors.
While pension contributions reduce net income, they don’t directly impact mortgage affordability calculations. Gross income is considered, though high pension contributions can influence disposable income assessments.
Maintaining a strong credit history, providing clear income evidence, and using a mortgage broker who understands NHS-specific challenges can enhance approval chances.
Shared ownership allows NHS workers to buy a portion of a home and pay rent on the rest. It requires a smaller deposit based on the share purchased, making home buying more accessible.
The process varies but typically takes a few weeks from application to offer. It depends on lender timelines and the complexity of the individual’s financial situation.
Who qualifies for an NHS mortgage?
As noted above, there isn’t an ‘NHS mortgage’ product per se, but some lenders will provide mortgages with special deals for NHS staff.
Any preferential mortgage with discounts or incentives for NHS or key workers will depend on the particular lender and on the worker’s role in the NHS. Normally to qualify you would have to be a full-time employee or have a permanent contract as a member of the clinical staff, for example as a doctor, nurse, therapist, etc. within an NHS component such as:
- NHS Direct
- GP Surgery
- NHS Dental Practice
- National Blood Transfusion Service
- Ambulance Trust
- Primary Care
- Health Protection Agency
- Mental Healthcare
- Social Care
- Another NHS Trust (currently 215+ trusts)
If you do work for the NHS then contacting an expert mortgage advisor would be your best first step. You’ll find that our team at The Mortgage Broker has the experience and expertise to help you find the NHS mortgage deals you are looking for.
Are there special NHS mortgage deals for doctors?
Some lenders will be able to provide a mortgage deal for doctors, dentists, surgeons, etc as a ‘professional mortgage’ which can offer higher lending amounts. Sometimes a lender will take into consideration the circumstances of newly qualified professionals who are likely to have a larger income over time due to the course of their career path.
If you acquire a professional mortgage you may be able to borrow higher multiples of your annual salary or obtain lower interest rates, a smaller deposit or better mortgage terms.
Can a locum / self-employed doctor get a mortgage?
A high street lender will typically assess a self-employed worker differently and give priority to employees with a permanent employment contract and a steady income.
If you are a locum doctor you will most likely have irregular working patterns which can make it difficult when applying for an NHS mortgage.
Some lenders will be more amenable and understanding of a locum doctor’s financial situation however and be more willing to work out a mortgage deal for you.
Using a specialist mortgage advisor like The Mortgage Broker will make it easier for you to get the mortgage that you want. We have extensive experience and expertise in securing mortgages for clients with unique and challenging circumstances and we have a wealth of trusted contacts from our years of relationship-building in the industry.
What is the NHS mortgage scheme? Does it still exist?
Doctors, nurses, ambulance drivers and other essential professionals work hard on the frontlines to keep our country going, but often have lower salaries which makes buying a house more challenging.
However some lenders will look favourably on certain occupations and offer better lending terms to help key workers to get on the property ladder.
There used to be a special mortgage scheme for NHS workers and other key workers, but this was discontinued in 2019, the Help to Buy scheme also ended in 2023, however, there are other initiatives available to help you with an NHS discount mortgage.
The First Homes scheme
Although not exclusive to NHS staff, the First Homes scheme allows a first-time buyer to purchase a discounted property. You may be able to buy a house for 30% to 50% less than its market value.
There are certain conditions needed to qualify, for example, you have to:
- Be a first-time buyer
- Earn a maximum of £80,000 per year before tax
- Be able to obtain a mortgage for at least half the price of the property
The local council could also have their own criteria for eligibility and may prioritise people who live locally, are on a lower salary, or are key workers (including NHS staff). You also have to intend to live in the property yourself.
The Shared Ownership scheme
The Shared Ownership scheme can be very useful to buyers trying to get onto the property ladder. Under this scheme you can buy a share of a house while paying rent for the rest.
With shared ownership, you will usually buy between 25% and 75% of the value of the house and pay rent to a landlord for the remaining percentage.
You will need to supply a deposit (normally 5% and 10% of the share you are buying) and you can have the option of buying a further share in the future (this is known as staircasing) in which case you would pay a smaller rent amount.
H2: The Right to Buy scheme
The Right to Buy scheme was introduced in the Housing Act 1980 and remains popular to this day. Under this scheme.a council tenant can buy their home at a substantial discount.
To qualify for Right to Buy:
- The property must be your main home
- The property must be self-contained
- Your home isn’t due to be demolished
- You don’t have any possession orders or any serious debt
- You must have been a council tenant for at least three years
This means that you will have had a public sector landlord, for example a council, NHS trust, armed forces or housing association
The Right to Buy discount
The amount of discount you get will depend on various considerations, such as:
- Whether you are buying a house or a flat
- The value of the property
- How long you’ve been a public sector tenant
For flats, you can get a 50% discount if you have been a public sector tenant for 3 years and this will increase after five years by a further 2% for each year after that (up to a maximum of 70%).
For houses, after three years tenancy you will be eligible for a 35% discount and after five years this will increase by a further 1% for each successive year (up to a maximum of 70%).
The maximum discount is £102,400 (£136,400 in London).
It’s worth noting that these conditions depend on the total amount of time you have been a public sector tenant (not just the amount of time you’ve lived in your home).
It is possible to make a joint application, in which case you would count the amount of time of whoever has been the public sector tenant the longest.
The government calculator will tell you what kind of discount you might be entitled to.
Using the Right to Buy discount as a deposit on a mortgage
A major advantage of the Right to Buy scheme is that lenders will usually allow you to use your discount as a mortgage deposit. You may also need to have your own deposit amount saved as well, depending on the lender. Additionally, mortgage fees will still have to be paid in advance, as well as fees for surveys and conveyancing.
How much can an NHS worker borrow?
When you make an application for any type of NHS mortgage you will be subject to the same risk assessments as any other borrower.
Income, expenditure and financial commitments will be assessed and a credit check will be performed.
The amount an applicant can borrow will be based on the usual considerations of risk to the lender, although special deals can be found for key workers and NHS staff through specialist brokers..
What kinds of mortgages are available to NHS workers?
Although not unique to NHS employees, there are various types of mortgage that can be obtained, such as a first time buyer mortgage, a home mover mortgage or a buy to let mortgage. Here are some mortgages which can be used in conjunction with the above schemes:
Monthly repayments and interest rates are fixed for a period of time, usually somewhere between two and five years. This is a very popular choice for many people looking to buy a home. Once the fixed term is up, it can be fixed again. Interest rates are set by the lender and are subject to change. Monthly payments can vary. Although this type of mortgage may initially have lower monthly payments, the rates are unpredictable and may rise unexpectedly making it difficult to budget for. Interest rates follow the Bank of England rates and can vary. If the Bank of England rate goes up or down, your monthly payments will change accordingly.
What challenges do workers face in getting an NHS mortgage?
There are several potential challenges in securing a mortgage for NHS staff, including:
Affordability
The first challenge facing NHS employees is the income-to-mortgage ratio. It’s no secret that, although NHS staff provide an invaluable service, wages can be low, especially for nurses and other staff on the frontline.
Complex income
There can be a level of financial complexity due to factors such as shift allowances, overtime, consultancy fees, bonuses and more. Some lenders may be put off by not being able to fit you into a neat box to make risk calculations.
NHS pension contributions
Banks will always look at your outgoings as part of their calculations and if you have pension contributions coming out of your salary some lenders may see that as earmarked funds which can’t be used towards mortgage repayments and view this as a negative consideration.
Zero Hours contracts
With a zero hours contract employers don’t need to provide regular hours to staff. Mortgage lenders don’t typically view zero hours contracts favourably as it means that your income can be inconsistent and not guaranteed.
How can you overcome these challenges?
The main, overriding issue is that typically high street lenders will want to follow a structured process of completing check boxes to assess any mortgage applicant. As noted above, if you are an NHS employee your income may be more complicated, so any lender would need to take a more individualised approach.
The good news is that some lenders are willing to tailor their risk assessment approach and take into consideration your unique financial situation. For example, some banks will be able to offer a zero hours contract mortgage. You may need to provide a larger deposit, but not necessarily.
With lower salaries and more complex or inconsistent income streams, such as shift allowances, income from consultancy, staff bonuses, or self-employment / locum income; a lender will need to carefully bespoke any mortgage offer. Many specialist lenders are quite understanding of the unique needs of NHS workers and would be willing to provide you with a mortgage despite any challenging financial complexity.
What are the next steps in getting an NHS mortgage?
Finding the right lender is the most important first step and the best way to do that is by using an expert NHS mortgage advisor, such as The Mortgage Broker.
Our friendly and expert team is highly experienced in finding specialised mortgage deals and we have access to more than 90 mortgage lenders and over 18,000 mortgage products. The more information you have, the better your chances of securing a mortgage. Let us do the hard work of locating the lender most suited to your needs.
Contact us today and we will take it from there and help find the perfect NHS mortgage for you.
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