How Do Buy to Let Mortgages in London Work?

The Financial Conduct Authority does not regulate some types of commercial or buy to let mortgages in London.

When it comes to the world of mortgages, there are many different routes that a property purchaser can take. From first time home buyers making their first steps onto the property ladder, to homeowners remortgaging, as well as holiday lets and even HMO’s, there’s a lot you can achieve!

One particular mortgage area that we frequently encounter when we speak to customers, is for a buy to let mortgage in London.

What is a buy to let purchase and mortgage in London?

A buy to let in London will be classed as an investment property; You are prohibited from personally residing in it, it is solely there for profit. If you have privately rented previously, you will have likely been living in a property with a buy to let mortgage attached to it.

In order for a property to count as a buy to let in London, it has to be intentionally mortgaged as such, with the landlord making clear their plans to rent it out. The tenant will pay a monthly rental cost, that should be able to cover the monthly mortgage costs, plus a little more.

Am I eligible for a buy to let mortgage in London?

There are a lot of different areas that you can look at, to figure out whether or not you are eligible for taking out a buy to let mortgage in London.

Some of these factors can include what type of property it is that you are looking to buy, how old you are (there will typically be a limit of between 21 and 75, with mortgage lenders who work past 75 for a buy to let in London being limited), as well as your buy to let landlord experience.

The biggest factors that will be looked at by a mortgage lender are your affordability, the minimum deposit requirements and the current status of your credit score.

Affordability

So that you can prove order to prove your eligibility for taking out a buy to let mortgage in London, you must first prove your affordability to the mortgage lender. The vast majority of mortgage lenders will have their basis for this centered around your projected rental income.

Projected rental income is the amount that your mortgage lender feels you should charge in rent, in order to cover all of your monthly mortgage payments, plus additional funds. They will have a specific requirement for this, and the mortgage lender will calculate it using the properties value.

As well as using what they deem is the projected rental income, some buy to let mortgage lenders will also have their own minimum income requirement, which is typically around £25,000, though this is entirely dependent on the mortgage lender you will be borrowing from.

An expert mortgage broker in London with experience in working with buy to let mortgages in London, such as our team here at Londonmoneyman, will help you find the most suitable mortgage lender for your plans and on the most suitable mortgage deal.

Minimum Required Deposit

As will generally be standard with most purchases, you must put down a deposit for your buy to let mortgage in London. Typically speaking, the minimum for this is around 20-25% of the value of the property, though this can differ depending on your mortgage lender.

This is so that the mortgage lender has a reduced risk. By having a much higher deposit, you’re borrowing less funds against your property. This in turn will open you up to between a 75-80% loan to value, which gives you access to much better interest rates.

If you do fall into the category of a high risk purchase, say if you’re looking to take out a buy to let mortgage in London with bad credit, you may be asked to put down a deposit that is even higher than that.

Credit Score

You may be eligible for taking out a buy to let mortgage in London if you have a low credit score or a history of bad credit, though your choice of mortgage lenders will be greatly reduced. There are plenty out there, who may not even lend at all to someone with bad credit.

For the mortgage lenders who are still willing to help customers in these kinds of situations, they will be looking at factors such as, how serious your bad credit actually is and why it is that way. You may also be required to put down a bigger deposit.

How do I apply for a buy to let mortgage in London?

Before you make an application for a buy to let mortgage in London, you will of course first need to find a property you would even like to make a purchase on.

Once you have done that, book a free mortgage appointment and speak with an expert buy to let mortgage advisor in London, as they can confirm whether or not you are eligible, find the best deals out there for you, and find you a mortgage agreement in principle.

Following this stage, you will have the freedom to go and make an offer on that property, which will kickstart your full mortgage application process, providing you have had your offer accepted.

What type of buy to let mortgage in London could I apply for?

As a general rule, you will find that buy to let mortgage investors will take out their buy to let in London as an interest only mortgage. This means you only pay the interest per month, drastically lowering your monthly outgoings.

Once your term has reached its conclusion, you will owe the capital balance that remains. This is usually either paid off by selling the property or taking out a remortgage and moving it onto a repayment mortgage. You may also be required to set up a repayment vehicle, in order to cover the cost.

Whilst an interest only mortgage tends to be the more tax-efficient and popular of the mortgage types for a buy to let in London, you are still also able to take out repayment mortgages on your properties. This means you will be paying a combination of capital and interest per month.

Though this of course will increase your monthly mortgage payments, it will mean that equity can grow within your property. At the end of your term, you would own your property outright, without the need to make any capital payments back to the mortgage lender.

How much can I borrow for a buy to let mortgage in London?

As mentioned previously, a mortgage lender will want to stress-test your projected rental income, to review the amount you need to be charging in rent, so that you are able to cover the cost of your monthly mortgage repayments.

In terms of the amount that you would like to borrow, as long as your projected income can cover the amount that you are asking for, you will typically not be limited. That being said, a mortgage lender will want to see your projected rental income is more than your monthly payments by a certain amount.

What documents are needed for a buy to let mortgage in London?

For you to be able to apply for a buy to let mortgage in London, you will also need to give your mortgage lender a selection of documents, before you proceed. These usually include, proof of your income, deposit, ID, address, any bonuses and commission, as well as your current or most recent P60.

If you are a self employed mortgage applicant, you will generally need to provide your SA302 tax returns. Existing landlords may also be required to give proof of rental income, which usually comes in the form of an ARLA-regulated report, as well as a mortgage statement of all your existing properties.

By making sure you have as much of this with you as you can, ahead of taking out a buy to let mortgage in London, you will find that your mortgage application progresses much quicker than it otherwise would have. It is definitely within your best interests!

Are there any additional costs included with a buy to let in London?

Of course, much like there would be with any mortgage, you will have basic costs involved. You will obviously need to put down a deposit, so that is a larger cost. Then there are mortgage arrangement fees, application and broker fees, as well as monthly mortgage payment costs.

On top of this, you may also have other fees that you will need to pay. Some of the more frequently encountered fees you will have to pay, include valuation fees, product fees and mortgage exit fees. Additionally, there may be solicitors fees and disbursement fees, as well as stamp duty.

Your open & honest mortgage advisor in London will be able to provide more accurate advice on the potential stamp duty rates you will be paying. If you ever wish to exit your buy to let in London early, you may have to pay an early repayment charge (ERC), which may be quite expensive.

Lastly, you will have to think about the types of costs that will go beyond what you would be already paying. Landlord insurance is also something that you will have to think about, as well as any letting agent fees, income tax and the general upkeep of the property, such as making repairs.

All the different costs included with a buy to let mortgage in London can be different, depending on mortgage lender, as well as your own personal and financial situation. Not all of these will be factored, though your mortgage advisor in London will make sure you are aware of every cost involved.

Can I remortgage a buy to let in London?

Yes, you will almost always be able to remortgage a buy to let in London. We typically see landlords looking to take out a buy to let remortgage in London as a way of releasing equity from the property, with the intention of putting a deposit down on another property.

The equity that is in your buy to let property will work a little differently than a standard residential property, if you currently have an interest only mortgage. Normally your balance and the interest will come down together, creating a much larger gap between value and balance.

When you have an interest only buy to let in London, only the interest will decrease. That means the equity in your property depends on how much deposit you put down and what the value of the property now is. Speaking of interest only mortgage, you may wish to also pay the capital balance as well.

To achieve this, you would be remortgaging your interest only buy to let mortgage in London onto a repayment mortgage, which would increase your monthly mortgage payments but give you the option of paying both capital and interest at the same time.

If I am a first time buyer, can I get a buy to let mortgage in London?

Though you may have limited options, it may actually be possible to get a buy to let mortgage in London as a first time buyer in London. When you look at first time buyer buy to let mortgage options, your deposit will likely need to be bigger, so that you can borrow the amount you need.

Additionally, please also bear in mind that in doing this, you would lose out on other benefits that first time buyers would get, such as stamp duty, because it is not a main residence for you and generally, buy to let landlords will be paying stamp duty.

For many first time buyers in London, becoming a landlord can actually be a really useful way to give a boost to your income, prior to affording a mortgage of your own on a residential property that you would like to live in.

Always remember that in situations like these, a mortgage lender will assess you on your second purchase, knowing that you already have a mortgage to your name, which in turn could affect future affordability or reduce how much you could borrow.

How Much Deposit Do I Need to Buy a House in London?

Deposit Mortgage Advice in London

When buying a property, you will need to put down a deposit. This deposit amount can change depending on the property value, your credit score and your personal and financial situation.

Your lender will need to know that you are a reliable applicant, therefore, you will have to pass certain affordability assessments before your application is accepted.

A Mortgage Broker in London like us will help you prepare your mortgage application and make sure that you look the best that you can do in front of your lender.

Why do I need a deposit for a mortgage in London?

Pre-credit crunch era, you wouldn’t need a deposit to get a mortgage, in some cases, you’d be able to borrow 100% of the property’s price. Some lenders were even offering more than the actual value of the property, for example, you may get £125,000 for a £100,000 property. You can see where it all went wrong.

You are now required to pass affordability assessments before being able to borrow any amount of money this large. Lenders don’t want to be lending to someone who cannot afford to pay them back. The last thing that they want is to repossess your property.

Usually, you will need a 5% deposit minimum. If you cannot make this amount, you may need to ask for help through a gifted deposit or continue saving until you reach the required amount.

Can the government pay the deposit for me?

The government cannot pay for your deposit, however, there are schemes available that can help you increase your deposit amount.

For example, the Help to Buy Equity Loan scheme, allows you to make up a 25% total deposit. You will have to meet the 5% minimum deposit, then the government will top it up to make up a total of 25%. This scheme only applies to new-builds and you have to be a First Time Buyer in London.

The Equity Loan that the government lend you is interest-free for the first 5 years. Afterwards, you’ll start receiving interest on the amount left.

Is a 5% deposit enough?

Most high street lenders will ask for a 5% minimum deposit. If you’ve got bad credit, you may be asked to put down a higher percentage, e.g., 10-15%.

If you’ve got your 5% deposit and are ready to make an offer on a property, you will need to arrange a mortgage agreement in principle so that the estate agents are aware that you’ve been accepted by your lender. As an experienced Mortgage Broker in London, we are able to prepare you a mortgage agreement in principle within 24-hours of your mortgage appointment.

How much do I need to put down if I have a poor credit history?

Having poor credit may mean that you have to put down a higher deposit. Some lenders may ask for 10-15% of the property’s value. They need to make sure that you are a reliable applicant that can afford their mortgage payments before lending to you.

There are different ways to improve your credit score. If you try to implement these changes and show your lender that you’re trying to improve your finances, it will reflect better on your application.

How much deposit do I need for a Buy-to-Let property?

If you are looking at taking out a Buy to Let in London, you are going to need a minimum deposit of 25%.

When it comes to taking out your second, third or even fourth mortgage, you’re going to need a higher deposit, no matter what the reason is for doing so. Affording multiple sets of mortgage payments can be difficult, and that’s why lenders ask for more evidence so that they’re certain it’s within your limits.

Can I take out a loan for the deposit?

Despite this being possible, not all lenders will allow it. It’s rare to find a lender that is okay with this as you would have a 100% mortgage.

This would result in you having two sets of loan repayments going out, which could be difficult to manage.

Can someone gift me a deposit?

Yes, you can receive the deposit as a gift. Typically, buyers receive a gifted deposit from their parents or family members when they’re struggling to make up the minimum 5% deposit.

This must strictly be a gift and not a loan. The party gifting the deposit must confirm that this is the case.

As a Mortgage Broker in London, we see situations where the gifted deposit boosts the applicant’s deposit up to around 7 or 8%. This can make you appear more reliable and have a positive impact on your application.

Are there any circumstances where I don’t need a deposit?

There are some of the main situations where you may not need a deposit for your mortgage:

• If you are buying a property as a sitting tenant from your landlord and you receive a discount
• Your family member has given you a discount from the open market value
• You qualify for a discount under the Right to Buy Mortgage scheme
  
  

Please note that the above information and guidance is for reference purposes only and is not to be viewed as personal financial or mortgage advice.

Mortgage Advice in London

Should I Use My Estate Agent’s In-House Mortgage Advisor?

Estate Agent Mortgage Advice in London

When you start your mortgage process, if you choose to use a large estate agent, they will want you to use their in-branch Mortgage Advisor and their recommended conveyancers.

You don’t have to use their in-house advisor however, in fact you can still get the same or better deals from somewhere else! Unfortunately, First Time Buyers are often the ones that get caught out and end up coaxed into using their internal services.

Searching for an external Mortgage Advisor in London could be the best path for you to take. An estate agent’s advisor will be biased, only encouraging you to see their side as they just want you to stay on with them.

A dedicated mortgage broker in London will be able to give you more perspective and see different sides. If you do your research and still end up back with your in-house advisor, that’s fair enough, though you should always remember that you have other options out there.

Our view consists of both transparency and efficiency, as we want to provide the best possible experience and the best advice for your personal and financial situation, whilst still delivering a fast yet friendly service.

Sales tactics of estate agents

If you end up choosing to use your estate agent’s in-house mortgage advisor and conveyancer, you need to think about where the cost of their service is coming from. Maybe they are charging you for their services without asking you and adding it to other fees, so that you don’t notice. Taking the route of a trusted mortgage broker in London will eliminate these concerns, as you know exactly what you are paying for. Your dedicated advisor will break each cost down for you and answer any questions of uncertainty you have with what’s going on.

Even though it is an illegal tactic, if you have opted not to take the estate agents in-house mortgage advice, they may refuse to put your offer forward on a property. For example, you could be using a broker and they may push another offer to completion over yours, purely on the basis that you aren’t using their services. Once again, these situations are illegal.

Estate agents may get even craftier and try to charge you with extortionate in-house conveyancing fees. Even with a straightforward purchase, they could try and charge you with fees upwards of £1,500. If you encounter anything like this during a purchase, you have all rights to ask them where they have got these prices from and for them to provide a full breakdown of everything.

An experienced mortgage broker in London only has your best interests at heart, and all of this can be avoided by going to one over an estate agent for mortgage advice.

How can I get a Mortgage in London?

Finding the right Mortgage Advisor

Choosing the right Mortgage Advisor can be hard; but is there a way to make it easier?

Sometimes your case will be specific and might require specialist care and attention. An estate agents in-house advisors don’t care about this and just want to make money off you. When you Get in Touch with a mortgage broker in London, you can be matched up with a specific advisor who has experience in that field.

For example, we have specialist buy-to-let mortgage experts who can be called upon if a buy-to-let enquiry is presented to them. Once you’ve had a free mortgage consultation and an agreement in principle (usually turned around in 24 hours or less), you could be linked with your perfect advisor and get a head start on your mortgage process..

We have years of experience providing mortgage advice in London and have been helping struggling customer take that leap into the mortgage market for over 15 years now as a company. You can find out more about our excellent mortgage advice service by looking at our fantastic customer reviews.

Getting behind the wheel to start your own mortgage journey

If you would rather “go it alone”, you should know that it’s perfectly okay to do so. The majority of things you need can now be done online! Along with the use of price comparison websites, you may be able to find yourself the most appropriate deal.

The benefit of doing things online is that you have the chance to save money on additional fees. As long as you are confident in what you are doing and know what you are looking for, you could complete the process very quickly.

One thing to note though is shopping around and comparing online may be a little harder than you think. You will need to make sure that you’ve found the most appropriate fit before agreeing to anything. Here are some things you should be wary of when choosing to find a deal by yourself:

• Do you have the ability to match the criteria for the “Best Buy” rates? Check before applying, as if you are declined, this could negatively impact to your credit score.
• Have you researched properly? Many of these comparison sites earn a commission from lenders and where there is no commercial relationship with a lender, they may choose to just not include certain deals on their list.
• If it goes wrong, it could cost you a lot of money. Be aware of valuation and applications fees if you are not 100% certain that you have been accepted. These fees will not be refundable.
• You will solely be responsible for progressing your application and also sorting out any problems if you encounter any future issues.

Should I use my Bank or a Mortgage Broker?

Using your bank’s Mortgage Advisor

It isn’t difficult to make an appointment with your bank’s Mortgage Advisor, however, it may not be the right choice for you to make. If you do choose this route, here are a few things you should keep an eye out for:

• They won’t shop around for the best deal; they can only offer their own deals; some of their deals may not suit you at all! They also won’t tell you about other mortgage lenders cheaper rates.
• You might be declined, even if you’ve been a longtime customer of that bank, regardless of length of time. We’ve seen customers of 20 years still get turned away for “lack of information”.
• There can often a long waiting list for a mortgage appointment, with some lenders making customers wait around 6-months for an appointment.
• Your bank may have inexperienced advisors on their team and therefore are unable to help with more complex cases. This is why many people get declined, as instead of solving the issue, banks instead just turn customers away.

Using a Mortgage Broker in London

Working alongside a mortgage broker that is not associated with the estate agent ensures you have someone working purely on your behalf as an inexperienced First Time Buyer in London. This also ensures there’s no conflict of interest risks.

Everything will be kept between you and your designated Mortgage Advisor in London. We have no external ties to any building societies, banks or estate agents. When we work, it’s solely for you and only you. Whilst we have lenders on panel, they’re purely there for the deals they offer, allowing us to find the most appropriate case for your case.

Our team have your best interests at heart. Managing Director Malcolm Davidson is here to explain the pros & cons of using a dedicated mortgage broker:

Need a Mortgage Agreement in Principle in London?

An Agreement in Principle (also known as an AIP or Decision in Principle) is where you pass a Lender credit score to qualify for a mortgage.

By obtaining an Agreement in Principle, you prove that you are ready to support any offers you make as a First-Time Buyer in London. It may also aid in negotiating a lower price if you have one of these as it shows the seller you are serious and have the means to continue with the process. 

Will obtaining an Agreement in Principle affect Credit Score? 

The more frequently seen methods of credit scoring are via soft searches, rather than a hard search. These may still affect your credit score, though usually a hard search will be more likely to do this than a soft search.

The reason for this, is that a hard credit search leaves a credit footprint, whereas a soft search does not. Regardless, you can rest assured that whichever is used by the lender, is done with the best intentions.

Should I avoid hard credit checks? 

Having your credit checked via a hard search every so often should not make too much difference. It becomes an issue if you take too many of these within a small amount of time.

On the flip side, if you know you have a good credit score and it’s the best path to take with a lender, this should not be a problem.

Is an Agreement in Principle a guarantee that I will get the Mortgage? 

Whilst the prospect of this would be nice, there are no guarantees that having an Agreement in Principle will allow you to get a mortgage. The Lender will still require seeing all your documents and only then will an Underwriter make very final decision.

Often we find that customers contact us after they have been declined at application stage, due to missing some small print in their Agreement in Principle. You will need to provide ID to prove that your identity, payslips to prove your income and bank statements to prove you are smart with money, before a lender will offer your case.

Can I make an offer without an Agreement in Principle? 

Though you are able to make an offer without an Agreement in Principle, we would not suggest doing so. Any credible Estate Agent will want you to prove you can definitely go forward.

How Long Does it take to get an Agreement in Principle? 

It is possible to obtain an Agreement in Principle within 24 hours of getting in touch with an experienced mortgage advisor in London.

How Long Does an Agreement in Principle Last For?

Typically, an Agreement in Principle will expire after 30-90 days. The good news is that this doesn’t mean you should just apply for the first house you find. If your Agreement in Principle expires, it’s not a difficult task obtaining another ahead of making an offer.

Finding a mortgage only to be declined a mortgage can cause understandable disappointment. With this in mind, we recommend getting an Agreement in Principle as early as possible.

Mortgage Market Update: Biggest Surge in Lending Since 2007

Mortgage Advice in London for 2021

Following on from the recent announcement made by British Prime Minister Boris Johnson, we felt it appropriate to share some positive news that came with the new lockdown rules.

Much like during the November 2020 lockdown, the property market is still open for business as usual. You are still able to take up house viewings, continue your purchase and put your home up for sale.

Below, we have a mortgage market update from the ‘moneyman’ himself, Malcolm Davidson:

Lockdown 2020 and Obtaining a Mortgage in London

Throughout the last lockdown, back during November 2020, there was a significant increase in the amount of mortgage enquiries banks and brokers were receiving. The boom in purchase approvals for homes reached an outstanding 105,000 in November, which was the highest recorded figure since August 2007.

In October 2020, purchase approvals were at 98,300. This increase of 6,700 is impressive when you think about where we were, working through the middle of a nationwide lockdown.

Obtaining a Mortgage in London During Lockdown 2021

In terms of the property market, the January 2021 lockdown is currently working on a similar level to the previous one we experienced back in November 2020. You are still very much able to start your mortgage journey in 2021. How you start this is completely your call.

Whilst some take the route to do this themselves, accepting the help of a dedicated and experienced mortgage broker in London can reduce stress, time and the possible cost of the matter, depending on what you’re looking to do.

January is always a popular time of year for first time buyers in London, moving home in London, landlords and so on, with more mortgage products becoming available again as time progresses. This is allowing for more mortgage options to those looking to invest in the property market.

90% Mortgages Are Still Available

Yes, thankfully 90% mortgages are still available and lenders are getting more and more confident in the UK property market over time. They know that the demand for properties and mortgages is still alive and well, and that people will only start coming back when they are confident that they can get a deal with a 5-10% deposit.

There are also other ways to access a 90% mortgage, through something like the Help to Buy Equity Loan scheme or the Help to Buy Shared Ownership scheme. If you want a Help to Buy in London to walk you through the process, explaining how these methods could help you obtain a mortgage with only a 5-10% deposit, make sure to get in touch and a mortgage advisor in London will assist you how in any way they can.

We Are Open as Usual!

The property market is still open, which means Londonmoneyman is ready for business as usual! We have a team of dedicated Mortgage Advisors in London available, 7 days a week, all throughout the year to help you along your property owning path to a mortgage.

Don’t worry, we still offer a free initial mortgage consultation to all customers who get in touch, no matter the situation.

Reasons To Get a Second Mortgage in London

Second Mortgage Advice in London

There are several reasons why a second mortgage might be worth considering:

1. For collecting funds for your existing home.
2. For renting existing home and moving to a new one.
3. To support your children in purchasing a home.
4. For purchasing a property for rent purposes usually known as a Buy to Let London.
5. Want to purchase new house while having an existing mortgage.

Standard Variable Rate (SVR)

Releasing funds for a second mortgage depends on how much equity you have in the home and this is where specialist mortgage advice in London may be able to help. Lenders have a standard variable rate which is also called Lender’s basic mortgage.

Once you understand that each lender has its own standard variable rate set, then you understand the need for shopping around to find a better offer. You can also opt for a further advance with your existing Lender.

Let to Buy Mortgage

If you live in a property and want to move elsewhere then Let to Buy option is for you. It helps you in moving home in London as well as lets you keep the ownership of your existing property for you to rent it out later. Your second mortgage will be for a new residential mortgage.

Help Your Children Buy a Home

Being a parent, you are considering and looking for ways to help your children or grandchildren find a place on the property ladder. There are many routes that can assist you in purchasing home for your child. 

Divorce/Separation & Second Mortgages

Looking for a new home while having your name on an existing mortgage occurs in situations when an individual is getting divorce or separation.

Before making any decision about second mortgage, make sure you have right people advising and helping you through it. Your dedicated mortgage advisor will be able to help in checking thousands of mortgage offers on your behalf and proposing the most acceptable offer to you, based on your personal circumstances.

Trusted Mortgage Broker in London