Sam Officer Mortgage Broker

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Sam Officer Mortgage Broker I am a qualified and regulated Mortgage Broker. I work for a company called Together Financial Solutions based in Barnstaple in Devon.

We deal with Residential, Buy to Let, commercial, Equity Release, Pensions and Investements.

25/09/2026

Mortgage Deposits – Facebook Post

🏡 When it comes to deposits… size can make a difference!

Whether you’re buying your first home or moving on to your next one, there are mortgage options available with all sorts of deposit sizes.

🔑 Smaller deposit? There may still be options available to get you moving.

💷 Got a little more to put down? Increasing your deposit can reduce your loan-to-value (LTV), which can often give you access to a wider choice of mortgage products and potentially better interest rates.

🏠 Built up plenty of equity in your current home? That equity can become the deposit for your next property – and a lower LTV could help when it comes to the mortgage deals available to you.

There isn’t one “perfect” deposit – it’s about looking at your circumstances, your budget and what’s available to you.

Not sure what your deposit could get you? Drop me a message and we can have a look. 😊

Your home may be repossessed if you do not keep up repayments on your mortgage.

19/09/2026

🏦 BANK OF ENGLAND HOLDS BASE RATE AT 3.75%

The Bank of England has voted to keep the Base Rate unchanged at 3.75%.

So, what does that mean for the mortgage market?

For now, it means stability rather than an immediate change. Fixed mortgage rates are not directly tied to the Base Rate — they’re influenced by wider financial markets and lenders’ funding costs — so a hold doesn’t necessarily mean mortgage rates will stay exactly where they are.

The Bank is continuing to keep a close eye on inflation, which remains above its 2% target, along with energy prices and the wider economy.

🏡 If your current mortgage deal is coming to an end in the next few months, it’s still worth reviewing your options early.

You don’t need to wait for the Base Rate to move before seeing what’s available, and in many cases a new deal can be secured in advance.

📩 If you’d like me to take a look at your mortgage and talk through your options, please get in touch.

Your home may be repossessed if you do not keep up repayments on your mortgage.

18/09/2026

LIMITED COMPANY DIRECTOR? YOU MAY NOT BE “EMPLOYED” WHEN IT COMES TO YOUR MORTGAGE…

This is a conversation I have surprisingly often!

💬 “I’m employed — my limited company pays me a salary and I get payslips every month.”

For mortgage purposes, it may not be quite that simple.

If you own a significant share of the company, many lenders will actually assess you as self-employed, even though you receive a salary through PAYE.

And how your income is assessed can vary considerably depending on how your business is set up.

🔹 SOLE TRADER

Lenders will generally look at the income/profit you've declared to HMRC, usually using your tax calculations and tax year overviews.

🔹 LIMITED COMPANY DIRECTOR

This can be very different.

Some lenders will assess your salary + dividends.

But other lenders may consider your salary + your share of the company's profits — which can potentially make quite a difference to how much you can borrow.

This is particularly important if you deliberately leave profit within your company rather than taking it all as dividends.

So, just because your payslip shows a relatively modest salary, don't assume that's the only income a mortgage lender can use.

Different lenders. Different criteria. Potentially very different results.

If you're a sole trader or limited company director and you're thinking about moving home, remortgaging or buying your first property, it's worth having a conversation before you start making changes to the way you pay yourself.

📩 Feel free to drop me a message and I'll be happy to talk through your circumstances.

07/09/2026

🏡 Self-employed? Don’t leave your accounts until January! 📊

If you’re self-employed and thinking about getting a mortgage, getting your accounts completed early could make a big difference.

While HMRC gives you until the end of January to submit your tax return, many mortgage lenders work to an earlier timescale when it comes to assessing your income.

📅 For many lenders, October can be an important cut-off point for having your most recent tax calculation (SA302) and tax year overview available.

Why does this matter?

If you’re hoping to:
🔑 Buy your first home
🏡 Move home
💷 Remortgage
📈 Release equity
🏦 Or simply find out what you could potentially borrow

…having your latest accounts and tax documents ready before you need them can give you far more options.

Getting your accounts done early can mean:

✅ Access to a wider range of lenders
✅ Less last-minute stress when you find the right property
✅ A clearer idea of your borrowing potential
✅ More time to address any issues before applying
✅ Potentially avoiding the frustration of finding a great property, only to discover your latest figures aren’t available yet

January might be the HMRC deadline — but it doesn’t necessarily work to your advantage when you’re applying for a mortgage.

So, if you’re self-employed and considering a mortgage in the next 6–12 months, now is a great time to speak to your accountant and get those figures moving. 📞

And if you’d like to understand how your income could be assessed by mortgage lenders, get in touch — I’m always happy to have a chat.

Every lender has its own criteria, so the exact documents and income assessment can vary.

31/08/2026

🌸 I’m back from holiday! 🌸

After a lovely break, I’m back and ready to get stuck into things from tomorrow, Tuesday 1st September. 😊

I’ll be spending the first part of my day catching up on emails, messages and any urgent enquiries that have come in while I’ve been away.

📩 If you’ve contacted me during my holiday, please don’t worry if you haven’t heard back yet — I’ll be working my way through everything and will get back to you as soon as I possibly can.

I won’t be taking appointments tomorrow, as I need to dedicate the day to catching up and getting everything back up to date.

Thank you so much for your patience and understanding while I’ve been away. 💕 It’s lovely to be back, and I’m looking forward to getting back to you all!

See you soon! ✨

16/08/2026

🏡 Thinking of moving home? Don’t just work out what you can afford each month… work out what it will cost to move! 💷

One of the biggest surprises for home movers is discovering just how many costs are involved in buying a new home.

That’s why a Cost of Moving Appointment can be so useful. 📋

During the appointment, we can look at the likely costs involved in your move, including:

🔹 Mortgage costs – including your new mortgage and potential product/arrangement fees
🔹 Solicitor/conveyancing fees – for handling the legal side of your purchase and sale
🔹 Stamp Duty Land Tax – where applicable
🔹 Property surveys – and the different types available depending on the property
🔹 Mortgage broker/adviser fees – if applicable
🔹 Mortgage valuation fees – depending on the lender and mortgage product
🔹 Removal costs – from hiring a van to using a professional removal company
🔹 Estate agent fees – particularly important if you’re selling your current home
🔹 Buildings insurance – usually required when buying a property with a mortgage
🔹 Potential early repayment charges – if you’re currently tied into a mortgage deal
🔹 Other moving costs – such as storage, repairs, furniture and those unexpected extras!

💡 The benefit? Rather than simply knowing the price of the property you want to buy, you’ll have a much clearer picture of the overall cost of your move and how much money you may need to have available.

It can also help you understand your realistic budget, avoid unexpected surprises and plan your move with confidence.

📞 If you’re thinking about moving home, why not book a Cost of Moving Appointment?

Let’s work through the numbers together and make sure you know what to expect before you start house hunting. 🏠🔑

Your home may be repossessed if you do not keep up repayments on your mortgage. Fees and charges may apply. The costs mentioned above can vary depending on your circumstances and the property you are buying.

13/08/2026

☀️ Holiday Notice ☀️

Just a quick note to let all my clients and followers know that I’ll be taking some well-earned time off from Friday 14th August, returning to work on Tuesday 1st.

If you’re a current client with a mortgage application in progress and need any help while I’m away, please contact the office on 01271 346123. The administrator dealing with your case will be available to assist you and answer any queries.

For any new enquiries, please feel free to leave me a message and I’ll get back to you as soon as I return.

Thank you for your understanding, and I hope everyone has a lovely rest of the summer! 🌞🏡

Back in the office Tuesday 1st September. 😊

06/08/2026

🏡 Why You Should Have a Mortgage Review – Even If You Stay With Your Current Lender

Many people assume there’s no point reviewing their mortgage if they’re planning to stay with their existing lender. In reality, a mortgage review can still save you money.

If you’re approaching the end of your current deal, I always recommend securing a new rate as early as possible once your lender’s product transfer window opens.

Here’s why:

✅ Lock in today’s rate – If rates go up, you’ve already secured a deal and have peace of mind.

✅ Keep your options open – Just because you’ve reserved a rate doesn’t mean that’s the one you’ll end up with.

✅ We’ll keep monitoring the market – Between the day we secure your rate and your new deal starts, I’ll continue reviewing the available rates. If your lender launches a better product during that period, we can switch you to the lower rate before completion.

✅ No downside to acting early – You’re protected if rates rise, but still able to benefit if they fall.

The earlier we review your mortgage, the more opportunities we have to make sure you’re getting the best deal available from your lender.

If your fixed rate is due to end in the next few months, get in touch and let’s make sure you’re not paying more than you need to.

📩 Send me a message to book your mortgage review.

25/07/2026

We are set and ready to welcome you to our First Time Buyer Morning.

We are all here to answer your questions from 10am to 12pm🕛

📍 10a Broad Street, Launceston, PL15 8AD

Address

29 Trinity Street
Barnstaple
EX328HX

Telephone

+447415777082

Website

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