Remortgaging can be a great way to reduce your monthly outgoings, which could be a huge help if you’re struggling with the rising cost of living.

Despite a series of interest rate hikes in recent months, UK mortgage rates are still relatively competitive, although the best deals don’t tend to hang around for long. Find out more about this in our article Grab a cheap mortgage while you still can.

Whether you will be accepted for a remortgage deal is dependent on several factors, with the criteria you’ll need to meet varying from lender to lender.

Here, we look at some of the things you might need to consider when remortgaging, and how a reduced income might affect your chances of having your mortgage application accepted.

Can I remortgage if my income has fallen?

You may still be able to secure a mortgage if your income has fallen, although this may limit the amount you are able to borrow.

If your income has fallen substantially, then the amount a lender will be willing to lend you will also fall. So depending on how much you want to borrow, you may find it more difficult to remortgage to a new deal unless you can provide evidence that any drop in your earnings is only temporary.

Frustrating as it may be, bear in mind that if you’ve been on reduced income since you started a mortgage application, it is your duty to disclose this to the lender, even after you have an offer.

Eleanor Williams, finance expert at said “Undoubtedly, although there may be those currently struggling financially, it would be unwise for borrowers to assume that they would not be eligible for a new mortgage, even if their existing lender is unable to offer a new deal. Seeking independent advice from a broker who is up to date on the ever-changing mortgage sector could unveil options which may save them significant sums.”

How much can I borrow?

As a general rule, when you take out a mortgage or remortgage, lenders will usually allow you to borrow up to four, or four and a half times your income if the mortgage is in your name only. If you’re buying or remortgaging with someone else, they’ll typically allow you to borrow up to three times your joint income. These rules of thumb can be a helpful guide, but remember that lenders will want to look at your detailed income and expenditure before they can make an accurate assessment of how much they are willing to lend.

In addition to the lender’s assessment of mortgage affordability based on your income, they will also factor in how much you want to borrow in relation to the value of your property – usually called the ‘loan-to-value’ or LTV, and expressed as a percentage. For example if you wanted to borrow £100,000 against a property that is valued at £200,000 then this equates to a LTV of 50%.

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I’ve took a mortgage payment holiday during the coronavirus pandemic. Will this affect my chances of being accepted?

Lenders are free to determine their own risk criteria and base their decisions on more than just your credit score. So if you’ve taken a payment break in the past couple of years, this may limit your options, as lenders may be concerned that you’ve previously run into financial difficulties. You should still be able to switch to a new deal offered by your existing lender, but there is a risk that a mortgage payment holiday, this could make your application less likely to be accepted with a new lender. Ultimately, a lender will need to see that any new mortgage will be affordable, so if they’re confident that you can comfortably cover the cost of your mortgage payments, you’re more likely to be able to remortgage with a new or existing provider.

Can I remortgage with a poor credit score?

Depending on your situation, it’s possible to secure a mortgage with a bad credit score. However, you’re likely to pay a high interest rate, and you may need more equity in your home.

Your credit score is essentially a record of your financial history, including any missed payments and any applications for credit you have made. Lenders use this to decide how much of a risk there is that you won’t be able to pay them back and will default on your mortgage.

If you are worried about your credit score, then there are three main credit reference agencies which offer you access to your credit report: Experian, Equifax and TransUnion (formerly Callcredit). It’s worth checking your report for any errors before submitting a mortgage application, as you can add a note to your credit file or have an incorrect record removed if necessary. ClearScore offers a free credit checking service that accesses Equifax data. They also offer free identity protection that scans for stolen passwords, security problems and fraud defence tips. MoneySuperMarket offers a Credit Monitor tool which enables you to check your credit score and free of charge using data from credit reference agency TransUnion and offers free personalised tips to help it grow. Experian also has a free service that enables you to sign up and check your credit score with them.

If your credit score is lower than you’d like, you may want to try improving it before applying for a mortgage. You can do this by making sure you don’t miss any repayments on your loans, credit cards and mobile phone and other bills and cancelling any credit card accounts which you no longer use. Our article Seven steps that could improve your credit score has lots of tips on how you might be able to boost your score.

The best course of action is to speak to a mortgage broker to see what your options are if your current deal is coming to an end, or if you’re keen to cut repayments, as they will know which lenders tend to be more sympathetic for applicants with less than perfect credit scores.

What should I consider when choosing a remortgage deal?

Bear in mind that your current lender may not offer existing customers the best rates, so always check what’s on offer across the market so you can be certain that you’ve found the best possible deal. This is particularly important if you have little equity in your property, or you’re struggling financially.

Alongside the headline interest rate, always make sure to factor in any additional costs. There are plenty to consider, including arrangement fees, valuation fees, and legal fees, which can add up to thousands of pounds. The lowest rates may come with hefty fees, so depending on the size of your mortgage this can make them more expensive over time. Make sure you consider the total cost of the mortgage, including all charges, rather than basing any decision on the headline rate alone. Some deals may offer incentives such as free valuations, but consider if these will save you enough money compared to others over the term of the deal.

Beware that if you move lenders while you’re still tied to a deal you could face substantial Early Repayment Charges (ERCs) of between 1% and 5% of the mortgage. Any ERC should appear on your annual mortgage statement, your original mortgage offer or you can call your lender to find out the details. If there is an Early Repayment Charge in place, you’ll need to weigh up the costs of the penalty charge against the savings you’ll make from remortgaging before your current deal ends. Again, a good fee free mortgage broker can help with this.

How long will it take to remortgage?

The remortgage process typically takes between four and eight weeks, so it’s usually best to start your search at least three months before your current deal expires to avoid going onto your lender’s expensive standard variable rate. It is possible to lock in a new mortgage deal between three and six months before you want it to begin, so this gives you plenty of time to plan ahead and take advantage of a good deal.

Doing a straightforward ‘product transfer’, by switching to a new deal with your existing lender, is likely to be the quickest and easiest way to secure a better deal – but bear in mind that it is unlikely to be the best deal out there.

Speaking to an experienced mortgage advisor can help you to understand your options and get a great deal on your mortgage. If you’re looking for somewhere to start, you can speak to a Rest Less Mortgages advisor and get high quality advice** on standard, retirement interest-only and buy-to-let mortgages.

Bear in mind that if your circumstances are complex or you’re worried about being accepted for a mortgage, it may be worth speaking to a specialist mortgage broker. These can come with an additional fee, but may be more suited to borrowers that might require a tailored approach.


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