Rhys Edwards Mortgage Consultant

09/06/2026

To consolidate or not to consolidate… that’s the question!

Debt consolidation is often presented as a simple solution — combine everything into one payment and reduce the monthly cost.
But the reality is a bit more nuanced.

Before deciding whether to consolidate, it’s important to understand what it actually does and when it makes sense:

✅ What consolidation can help with:
* Simplifying multiple payments into one
* Improving monthly cash flow
* Potentially reducing interest if a lower rate is secured

⚠️ What to be mindful of:
* Extending repayment terms can mean paying more overall
* Secured borrowing (e.g. against your home) increases risk
* It doesn’t address underlying spending habits or financial pressure

🤔 When it might be suitable:
* You’re managing several high-interest debts
* Cash flow is tight and needs improving short-term
* You have a clear plan to avoid building debt again

🚫 When it might not be right:
* The total cost of borrowing increases significantly
* You’re turning unsecured debt into secured debt unnecessarily
* There are alternative solutions available (e.g. restructuring or budgeting support)

The key takeaway?

👉 Consolidation is a tool — not a one-size-fits-all solution.
Every situation is different, and the right approach comes from understanding the full picture, not just the monthly payment.

If you’re unsure, taking a step back and getting proper advice can help you make a decision that works both now and long term.

‘This post does not constitute as financial advice’

08/06/2026

Is your mortgage deal due in the next 3-6months?

Or are you thinking of moving home.

Book a free meeting where we can discuss, rates, affordability options and more

https://calendly.com/rhys-edwards-mortgages/mortgage-meeting?

05/06/2026

💡 How bonus, overtime & allowances can boost your mortgage borrowing!

When people think about mortgage affordability, they often focus on basic salary — but your total income package can make a much bigger difference than you might expect.

If you receive bonus, overtime or allowances, these could significantly increase how much you can borrow… but it depends on how lenders assess them.

Here’s how it typically works

🔹 Guaranteed income (up to 100%)

Most lenders will consider up to 100% of guaranteed additional income, such as:

Contracted overtime
Fixed allowances (e.g. car allowance)
Guaranteed bonuses written into your employment contract

Because this income is viewed as reliable and consistent, lenders are generally comfortable using the full amount in affordability calculations.

🔹 Non‑guaranteed income (typically 50% but some high street lenders consider up to 60-70%)

For income that fluctuates — such as:

Performance-based bonuses
Commission
Variable overtime

Lenders tend to take a more cautious approach. The industry “norm” is to use a % of this income, helping to account for any variation.

🔹 When can you use more than 50-70%? - This is where lender choice really matters.

Some lenders will consider up to 100% of non‑guaranteed income if you can demonstrate a strong track record, usually:

2+ years history
Consistency or upward trend
Evidence via payslips and P60s

This can make a meaningful difference to borrowing power — especially for professionals whose earnings are heavily bonus-driven.

🔹 Why this matters
Two applicants with identical basic salaries could have very different borrowing potential, simply because one lender:

Uses 50% of variable income
While another is willing to use up to 70%
and others that could consider up to 100%

That’s why understanding lender criteria and working with someone who does — is key.

🔹The takeaway

If you earn beyond your basic salary, don’t assume it won’t count.
With the right lender, your full earnings picture could be taken into account — helping you maximise your borrowing potential.

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14/05/2026

£5,000 Deposit mortgage available on Monday from Halifax

Looks like an interesting approach and will help clients with smaller deposit to get started on the housing ladder

Key details

• Only one customer on a joint application has to be a FTB

• Up to a maximum purchase price of £300,000

• £5,000 minimum personal deposit which cannot be gifted. Proof of deposit may be required

• Employed and self-employed customers; no minimum income level

• 5 year fixed rate product, with a £0 product fee available above 95% to 98.34% LTV

• A free Level 1 mortgage valuation will be included with these products.

Looks like a great option Halifax say its available from Monday 18th.

Acceptance will be subject to meeting the lenders criteria, affordability and underwriting requirements.

11/05/2026

Thinking about home improvements or a big expense?

How you borrow matters more than most people realise.

I regularly speak to clients who plan to fund works using loans or credit cards, assuming they’ll just refinance later.

In many cases, that approach actually makes things harder and more expensive.

Here’s why borrowing through your mortgage lender can often be the smarter route

🔹 Debt‑to‑income (DTI) limits
Personal loans and credit cards reduce your available affordability. Even if payments seem manageable, lenders still factor them into strict DTI calculations — sometimes meaning less borrowing later, or a decline altogether.

🔹 Credit score impact
High unsecured balances, new credit searches, or rising utilisation can all negatively affect your credit profile. That can push clients into higher rates or fewer lender options when they come to refinance.

🔹 Refinancing after works isn’t always easier
Many assume that once the property value goes up, refinancing will be straightforward. In reality, higher unsecured debts can prevent clients from accessing the very equity they’ve created.

🔹 Mortgage borrowing is usually cheaper
Mortgage rates are typically far lower than unsecured lending. Spreading costs over the mortgage term can significantly reduce monthly pressure — when done properly, and can be structured to make overall savings.

That said, it’s not one‑size‑fits‑all.

There are times when unsecured borrowing does make sense.

✅ The key is running the numbers in advance.
A quick conversation with a broker can:

* Stress‑test lender affordability before you commit
* Compare mortgage vs unsecured options properly
* Protect future refinancing choices
* Avoid nasty surprises later

If you’re planning works, consolidating debts, or just want to understand your options — check in before you borrow. It can save a lot of money and a lot of stress.

(This is general information, not advice – always seek personalised guidance.)

07/05/2026

A lovley thank you received today from a happy client, really brightened my day.

17/04/2026

Pleased to contribute my thoughts and experience with help to buy on this article.

New analysis questions whether the scheme expanded access or simply accelerated buyers already in the market

15/04/2026

Good to be involved in this Mortgage Introducer article on changing borrower behaviour and the importance of clear broker-led advice in today’s market.

Rapid repricing driven by swap rate volatility is reshaping borrower behaviour, with brokers reporting early moves, mixed sentiment and growing confusion

31/03/2026

Great to be featured in this article on supporting first‑time buyers. The methods I use don’t just help new buyers—they consistently make a difference for all my clients.

Education is the watchword among today’s mortgage brokers

20/03/2026

Self‑Employed Mortgage Myths – Let’s Clear a Few Up

I speak to a lot of self‑employed clients who assume getting a mortgage is “too hard” or that they’re not ready yet. Most of the time, that simply isn’t true.

Myth 1: “You need 2-3 years of accounts.”
→ Most lenders want 2 years, and some will even work with just 1 year if the business is strong.

Myth 2: “Lenders only use salary + dividends.”
→ Many lenders can use salary + net profit instead—great for clients who don’t draw all their income but could based on the business performance.

Myth 3: “If I don’t take the money out, it doesn’t count.”
→ Retained profits can be used with the right lender and the right structure.

Self‑employed mortgages aren’t harder—they just require understanding how lenders interpret your income. With the right advice, many clients are surprised by how much they can borrow.