Frequently Asked Questions About Mortgages

Frequently Asked Questions About Mortgages 

Expert answers from Jen, CeMAP-qualified mortgage broker with 20+ years experience in Liverpool 

General Mortgage Questions 

Can I get a mortgage with bad credit? 

Yes, you can get a mortgage with bad credit. Many lenders specialise in adverse credit mortgages for people with CCJs, defaults, missed payments, or even bankruptcies. The key is working with a whole-of-market broker who knows which lenders accept your specific circumstances. You might pay a slightly higher interest rate, but mortgages are absolutely available. 

What counts as bad credit:

• CCJs (County Court Judgments)
• Defaults on credit accounts
• Missed or late payments
• Debt management plans
• IVAs (Individual Voluntary Arrangements)
• Previous bankruptcies

How to improve your chances:

• Register on the electoral roll
• Keep up with all current payments
• Save a larger deposit if possible
• Work with a specialist broker who knows adverse credit lenders 

How much deposit do I need for a first-time buyer mortgage in 2026?

The minimum deposit for first-time buyers is typically 5% of the property price, though we can get away with 3% and in some cases 0%

Deposit examples: 

• £150,000 property: £7,500 (5%) or £15,000 (10%)
• £200,000 property: £10,000 (5%) or £20,000 (10%)
• £250,000 property: £12,500 (5%) or £25,000 (10%) 

Larger deposits mean:

• Lower interest rates
• Lower monthly payments
• More lender options
• Better chance of approval 

Help available:

• Lifetime ISA (government adds 25% bonus) You will incur a lifetime ISA government withdrawal charge (currently 25%) if you transfer the funds to a different ISA or withdraw the funds before age 60 and you may therefore get back less than you paid into a lifetime ISA.
• Gifts from family (with proper documentation)
• Shared ownership schemes (lower deposit needed) 

What credit score do I need to get a mortgage?

There’s no single “minimum credit score” for mortgages because different lenders use different scoring systems. However, as a general guide:

• Excellent (750+): Access to best rates and most lenders
• Good (700-749): Most mainstream lenders will consider you
• Fair (650-699): Some mainstream lenders, may need specialist advice
• Poor (below 650): Specialist lenders, may need larger deposit 

More important than your score:

• No missed payments in the last 12 months ( Although normally not a problem if you have them )
• Low credit utilisation (using less than 30% of available credit)
• Electoral roll registration
• Stable employment history
• Affordable monthly payments

Tip: Check your credit report with Experian, Equifax, and TransUnion before applying. 

How long does it take to get a mortgage approved in 2026? 

Typical timeline: 3-4 months from initial consultation to completion.

Breakdown:

• Initial consultation: 30-60 minutes
• Mortgage in principle: 24-48 hours
• Full application: 1-2 weeks to prepare
• Lender processing: 2-4 weeks
• Valuation: 1-2 weeks
• Mortgage offer: 1-2 weeks after valuation
• Legal work: 4-8 weeks
• Completion: Exchange and move in

Faster timelines possible if:

• You’re a cash buyer remortgaging (4-6 weeks)
• No chain involved
• Straightforward application
• Quick property valuation

Delays can happen due to:

• Complex income (self-employed, multiple sources)
• Property issues (survey problems, leasehold complications)
• Chain delays
• Missing documentation 

Can I get a mortgage if I’m self-employed?

Yes, absolutely. Self-employed mortgages are very common, though you’ll need to provide more documentation than employed applicants.

What you’ll need:

• 2-3 years of accounts (SA302 tax calculations or company accounts)
• Proof of ongoing contracts (if contractor)
• Business bank statements (typically 3-6 months)
• Accountant’s reference (helpful but not always required)

How lenders assess your income:

• Sole traders: Average of last 2-3 years’ net profit
• Limited company directors: Salary + dividends
• Contractors: Day rate × contracted weeks

Tips for self-employed applicants:

• Keep accounts up to date
• Work with an accountant
• Don’t over-claim expenses (reduces provable income)
• Save a larger deposit if possible (10-15%+)

Buy-to-Let Mortgages

What deposit do I need for a buy-to-let mortgage?

Minimum deposit for buy-to-let is typically 25% of the property value, though some lenders require 20% for experienced landlords or 30-40% for limited company purchases.

Example:

• £150,000 property: £37,500 (25%)
• £200,000 property: £50,000 (25%)

Why larger deposits:

• Buy-to-let is considered higher risk
• Rental income must cover 125-145% of mortgage payment
• Lenders want more equity in the property

Lower deposits possible if:

• You’re an existing landlord with good track record
• Property is in high-demand area
• Strong personal income as backup 

Do I need to be a landlord already to get a buy-to-let mortgage?

No, you don’t need previous landlord experience, though it helps. Many lenders offer buy-to-let mortgages to first-time landlords.

What lenders look for:

• Minimum personal income (typically £25,000 but not essential)
• Good credit history
• Sufficient deposit (25%+)
• Property that will generate adequate rent

First-time landlord tips:

• Choose a property in high-demand rental area
• Get a rental valuation before buying
• Factor in void periods (empty months)
• Budget for maintenance and repairs
• Consider landlord insurance
• Some buy to let mortgage are not regulated by the Financial Conduct Authority

Remortgaging Questions

When should I remortgage?

Start looking 6 months before your current deal ends. Most lenders allow you to lock in a new rate up to 6 months in advance, giving you time to find the most suitable deal without pressure.

You should remortgage if:

• Your fixed rate is ending soon
• You’re on your lender’s standard variable rate (SVR)
• Interest rates have dropped since your last deal
• You want to consolidate debts
• You need to borrow more (home improvements, etc.)
• You want to switch from interest-only to repayment

Check your current deal:

• What’s your current interest rate?
• When does your deal end?
• Are there early repayment charges?

How much does remortgaging cost?

Typical remortgaging costs: £0-£2,000+, depending on your lender and circumstances.

Common fees:

• Arrangement fee: £0-£2,000 (sometimes added to mortgage)
• Valuation fee: £0-£500 (many lenders offer free valuations)
• Legal fees: £0-£800 (often free with remortgage deals)
• Broker fee: £0-£500 (we charge £399 flat fee)

Early repayment charges (ERCs):

• If you leave your current deal early: typically 1-5% of outstanding balance
• Can be £1,000s, so check before switching

Good news: Many remortgage deals include free valuations and free legal work, significantly reducing costs.

Can I remortgage to pay off debts?

Yes, you can consolidate debts into your mortgage, but it’s not always the best option. You’ll free up monthly cash flow but pay more interest over the long term.

When it makes sense:

• You’re struggling with high-interest credit card debt (20%+ APR)
• You need breathing room in your monthly budget
• You have a clear plan to avoid running up new debts
• You have sufficient equity in your home (20%+)

When to avoid it:

• You’re close to paying off debts anyway (within 2-3 years)
• You don’t have a budget or spending plan
• You’re just freeing up credit to spend more
• You have very little equity

Important: You’re securing unsecured debt against your home. If you can’t keep up with payments, you could lose your property.

Think carefully before securing your debts against your home. Your home may be repossessed if you do not keep up repayments on your mortgage

Complex Cases

Can I get a mortgage with a CCJ?

Yes, you can get a mortgage with a CCJ (County Court Judgment). Many specialist lenders accept CCJs, especially if they’re satisfied or older than 3-6 years.

Factors that matter:

• How old is the CCJ? (Older is better)
• Is it satisfied? (Paid off improves your chances)
• How much was it for? (Smaller amounts are less concerning)
• How many CCJs? (One is better than multiple)

Your options:

• Satisfied CCJ over 3 years old: Many mainstream lenders
• Satisfied CCJ under 3 years: Specialist lenders
• Unsatisfied CCJ: Specialist lenders, higher rates

Improve your chances:

• Satisfy the CCJ if you haven’t already
• Wait 3-6 months after satisfaction
• Save a larger deposit (15-25%)
• Keep all other credit clean

Can I get a mortgage as a contractor?

Yes, contractors can get mortgages, and many lenders now have specific contractor mortgage products that recognize your income structure.

What you’ll need:

• Current contract (showing day rate and duration)
• Contract history (ideally 12+ months in same field)
• Bank statements (showing regular contract payments)
• Accountant’s reference (if available)

How lenders calculate your income:

• Day rate × 46-48 weeks (accounting for holidays/gaps)
• Some lenders use your daily rate directly
• Others average your last 12-24 months of earnings

Best for contractors:

• Specialist contractor mortgages (recognize day rate)
• Lenders who understand contract work
• Working with a broker who knows contractor-friendly lenders

Can I get a mortgage if I’ve been in my job less than 6 months?

Yes, but it depends on your circumstances. Many lenders prefer 3-6 months in your current role, but there are options.

You can get a mortgage with less than 6 months if:

• You’re in the same industry/profession (career progression)
• You’ve passed probation
• You’re on a permanent contract (not temporary)
• You have strong credit and sufficient deposit

Harder if:

• You’ve changed careers completely
• You’re still in probation period
• You’re on a temporary or zero-hours contract
• You have gaps in employment

Solutions:

• Wait until you’ve passed probation
• Provide a letter from employer confirming permanent status
• Show previous employment history in same field
• Work with a broker who knows flexible lenders

Property-Specific Questions

Can I get a mortgage on a leasehold property?

Yes, but the lease length matters. Most lenders require at least 70-80 years remaining on the lease at the end of your mortgage term.

Lease length requirements:

• 90+ years remaining: No issues with most lenders
• 70-90 years: Some lenders may decline or require lease extension
• Under 70 years: Very difficult; lease extension usually required first

Other leasehold considerations:

• Ground rent: High or escalating ground rent can affect mortgage approval
• Service charges: Must be affordable alongside mortgage
• Lease terms: Unusual restrictions can cause issues

Tip: If buying leasehold with short lease, negotiate lease extension as part of purchase or budget for extension costs.

Can I get a mortgage on a flat above a shop?

Yes, but it’s more complex. Lenders have specific criteria for flats above commercial premises.

What lenders look for:

• Type of business below: Takeaways and restaurants are harder (fire risk, odors)
• Separate access: Independent entrance is better
• Fire safety: Adequate fire separation and escape routes
• Percentage of commercial use: Some lenders want majority residential building

Easier to mortgage:

• Flat above office, salon, or retail shop
• Modern building with good fire safety
• Separate entrance and utilities

Harder to mortgage:

• Flat above takeaway or restaurant
• Shared entrance with commercial unit
• Older building with poor fire separation

Liverpool-Specific Questions

What’s the average house price in Liverpool in 2026?

Average house prices in Liverpool vary significantly by area, but as of early 2026:

• Liverpool average: £180,000-£220,000
• City centre apartments: £150,000-£300,000
• Suburban family homes: £200,000-£350,000
• Premium areas (Woolton, Allerton): £300,000-£500,000+

First-time buyer hotspots:

• Wavertree
• Aigburth
• Mossley Hill
• Garston

Investment hotspots:

• City centre (student and professional rentals)
• Kensington
• Anfield (regeneration area)

Do you cover the whole of the UK or just Liverpool?

We cover the entire UK. While we’re based in Liverpool’s Albert Dock, we help clients throughout England, Scotland, Wales, and Northern Ireland secure mortgages.

How we work:

• Initial consultation: Phone, video call, or in-person (if local)
• Application process: All handled remotely or in-person as you prefer
• Communication: Whatever suits you—phone, email, video, or face-to-face

We specialize in:

• Liverpool and Merseyside property market
• UK-wide mortgage products
• Complex cases regardless of location

Working With The Mortgage Lady UK

How much do you charge for mortgage advice?

Our fee is £399 flat rate for mortgage brokerage services. This covers:

• Full mortgage market search
• Application preparation and submission
• Liaison with lenders throughout the process
• Support from initial consultation to completion

No hidden fees. No percentage charges. Just £399.

What’s included:

• Unlimited consultations and support from application to completion of the purchase/remortgage
• Access to whole-of-market lenders
• Expert advice for your specific circumstances
• Application tracking and updates

How long does a consultation take?

Initial consultations typically take 20-30 minutes. This is enough time to:

• Understand your circumstances and goals
• Explain your mortgage options
• Give you a realistic idea of what you can borrow
• Answer your questions
• Outline next steps

No pressure, no obligation. Just honest, expert advice to help you make informed decisions.

What do I need to bring to a mortgage consultation?

For your first consultation, it’s helpful to have:

Employment information:

• Payslips (last 3 months)
• Employment contract or offer letter
• P60 (if available)

Self-employed:

• SA302 tax calculations (last 2-3 years)
• Business accounts
• Bank statements

Financial information:

• Bank statements (last 3-6 months)
• Details of existing debts (credit cards, loans, car finance)
• Proof of deposit (savings statements)

Property information:

• Property details (if you’ve found one)
• Rough budget or price range

Don’t worry if you don’t have everything—we can still have a productive conversation and tell you exactly what you’ll need.

Contact The Mortgage Lady UK

Ready to get started? Book your free initial 20-minute consultation today.

📞 Phone: 0151 318 1592 📧 Email: jen@themortgageladyuk.com🌐 Website: www.themortgageladyuk.co.uk📍 Office: Edward Pavilion, Clockwise Liverpool, Royal Albert Dock, Liverpool L3 4AF

BOOK CONSULTATION NOW >