New-builds can have tighter LTV caps and offer expiry windows. Incentives (like contributions or upgrades) must be disclosed as they can affect the valuation. We’ll match you to lenders that are comfortable with the specific property and incentive package.

Often, yes. It depends on what happened, how long ago it was, the amounts, and whether the issues have been settled. We place a lot of complex credit cases and will be honest about what’s achievable and which lenders are realistic for your situation.

Most deals allow for 10% overpayment per year without penalty, but this varies by lender. Fixed-rate deals usually carry ERCs if you repay or exit the mortgage early. Tracker rates are often more flexible. We’ll flag any ERCs and overpayment rules before you choose a product.

Yes, you can, if it’s an unconditional gift from a close family member with a signed gift letter and ID/source-of-funds checks. Some lenders accept loans under specific rules. We’ll structure it so that it passes all lender and solicitor checks smoothly.

Yes — an AIP or DIP shows agents and sellers you’re a serious buyer. Many lenders and brokers use a soft credit search (which doesn’t impact your credit score). A full application will include a hard credit check. We’ll use a soft search where possible until you’re ready to proceed with a full application.

Lenders usually require buildings insurance from the point of exchange or completion. Life, critical illness, and income protection are not mandatory but are smart risk cover, especially if you have dependants or are a single income household. We’ll outline the options and costs for you.

A fixed-rate mortgage gives you payment certainty for a set term. Tracker and variable rates can move with the market, with potential upsides and downsides. The “right” choice depends on your risk tolerance, budget, overpayment plans, and timeframe. We’ll model the trade-offs with you to find the best fit.

Getting an AIP can be same-day. Offers often arrive within 1–3 weeks after the valuation, and the purchase timeline commonly runs 8–12+ weeks depending on chains, searches, and legal work. We’ll keep the pressure on all parties to keep things moving as quickly as possible.

Lenders look at your income, regular outgoings, debts, credit history, dependants, and the property type. Use affordability as your guide, not just the headline multiple. We’ll run a detailed check to tell you what’s sustainable for you, so you can make a smart, confident offer.

Lenders look at your income, regular outgoings, debts, credit history, dependants, and the property type. Use affordability as your guide, not just the headline multiple. We’ll run a detailed check to tell you what’s sustainable for you, so you can make a smart, confident offer.

Yes. Lenders usually assess 1–3 years of accounts or SA302s, plus overall business trends. Some will accept the latest year if your income is rising, while others prefer to average it out. We’ll steer you to lenders that fit your specific structure (whether you take a PAYE salary plus dividends, retain profit, work on a day rate, or are registered under CIS).

Many lenders allow you to “rate switch” or re-secure a better product before completion, subject to timelines and criteria. If rates rise, holding your booked deal can be a huge advantage. We’ll monitor the market for you and advise on when switching makes sense.

You’ll need a Photo ID, proof of address, your last 3 months’ payslips and bank statements (or 6+ months if you’re self-employed), P60, proof of your deposit’s source, and details of any loans or credit you have. Some cases need more documents (e.g., visas, maintenance payments, or benefit

Typical costs include the lender’s fee, a valuation, any broker fees, solicitor and conveyancing fees, searches, a survey (if you choose one), Land Registry fees, removals, and Stamp Duty (if due). We’ll give you a clear, costed quote before you commit.

The lender’s valuation checks that the property is suitable security for the loan—it isn’t a full condition report. A RICS Home Survey (Level 2 or 3) protects you by assessing the property’s condition and risks. We’ll explain the options and help you choose the right level of survey for your needs.