https://orchardmortgagesolutions.co.uk/mortgage-broker-cheltenham/

Orchard Mortgage Solutions: Stephen Watney, Cheltenham (2026)

26/10/2026

SELF-EMPLOYED OR A COMPANY DIRECTOR? YOUR MORTGAGE BORROWING POTENTIAL MIGHT SURPRISE YOU!

Did you know that different mortgage lenders can assess exactly the same income and come up with very different figures for how much you can borrow?

If you're self-employed or a limited company director, understanding how lenders assess your income could make a significant difference when purchasing a property or remortgaging.

🔍 So, how do lenders assess your income?

The answer is... it depends on the lender!

Salary & Dividends
Some lenders will use your salary and dividends, typically evidenced through your SA302 tax calculations and supporting documentation.

Salary & Company Profits
Other lenders may consider your salary PLUS your share of the company's net profits, rather than relying on dividends you've actually withdrawn. This can be particularly beneficial for directors who retain profits within their business.

Most Recent Year's Income
Some lenders may use your latest year's figures, particularly where your business is performing well and income is increasing.

Average Income Over 2–3 Years
Other lenders prefer to average your earnings over the previous two or three years, potentially reducing your assessed income if your business has experienced significant growth.

Accountant's Certificates
Certain lenders may accept an accountant's certificate to verify your income, while others will require tax calculations, tax year overviews or company accounts.

HERE'S THE IMPORTANT BIT...

You could approach one lender and be told you can borrow £250,000, while another might assess your circumstances and potentially offer £350,000.

Same person. Same business. Same income. Different lending criteria.

These figures are illustrative, and actual borrowing will depend on affordability, credit history and individual lender requirements.

THIS IS WHERE A MORTGAGE BROKER CAN MAKE ALL THE DIFFERENCE!

At Orchard Mortgage Solutions, we're directly authorised by the Financial Conduct Authority (FCA), truly whole of market, and have access to over 100 mortgage lenders.

We understand that self-employed income isn't always straightforward, and we know that finding the right lender isn't simply about finding the lowest interest rate.

It's about finding a lender that understands how you earn your money.

We do the research, compare the lending criteria and navigate the complexities, so you don't have to!

SELF-EMPLOYED? LET'S FIND OUT WHAT YOU COULD REALLY BORROW!

Whether you're:

✅ Looking to buy your first home

✅ Moving to a new property

✅ Remortgaging your existing home

✅ A company director retaining profits in your business

Don't assume that one lender's decision reflects your true borrowing potential.

📞 Call or WhatsApp: 07359 803816

📧 Email: [email protected]

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

22/10/2026

Is cheaper home insurance really saving you money? Or could it cost you hundreds of thousands of pounds?

I recently arranged a buildings and contents insurance quotation for a client who subsequently visited a comparison website and found a cheaper premium.

Great news, right? Not necessarily.

On closer inspection, the cheaper policy provided HALF the amount of cover I had quoted for.

The client understandably hadn't appreciated the potential consequences of being underinsured, particularly something known as the Average Clause.

⚠️ Here's why this matters...

Imagine your property would cost £1 million to rebuild, but you've only insured it for £500,000 to reduce your monthly premium.

You're effectively insured for just 50% of the property's rebuild value.

If your insurer applies the Average Clause, they could potentially reduce a valid claim proportionately.

For example:

🏠 Actual rebuild cost: £1,000,000

📋 Buildings insurance cover: £500,000

🔥 Damage resulting in a £500,000 claim

💷 Potential insurance payout: Just £250,000!

That's a £250,000 shortfall you'd potentially need to fund yourself!

And in some circumstances, depending on the policy wording and the nature of the underinsurance, an insurer could potentially decline a claim altogether.

Of course, this is an illustrative example. Not all insurers apply the Average Clause in the same way, and the outcome will depend on the individual policy and circumstances.

💡 The point?

When comparing home insurance, don't just compare the premium. Compare what you're actually getting for your money.

A cheaper policy isn't necessarily a better policy, particularly if it leaves you financially exposed when you need it most.

As a mortgage and protection broker, my role isn't simply to find clients the cheapest insurance. It's to help ensure the protection they arrange is appropriate for their needs and fit for purpose.

Because insurance should provide peace of mind, not an unpleasant surprise when you make a claim.

Sometimes the most expensive insurance policy is the one that doesn't provide enough cover.

Disclaimer: This post is for general information and awareness only and does not constitute personal financial or insurance advice. Claims are subject to individual policy terms, conditions and exclusions.

20/10/2026

Excellent Credit Score. Good Income. Healthy Deposit. So Why Has Your Mortgage Been Declined? 🤔

It’s a common misconception that having an excellent credit score means you’ll automatically be accepted for a mortgage.

Unfortunately, a great credit score doesn’t always mean a lender will say yes!

As a whole-of-market mortgage broker, I regularly deal with cases where applicants have a strong financial position but don’t necessarily fit a lender’s criteria.

So, what could cause a mortgage application to be declined?

🔹 Affordability – You might earn a fantastic salary, but lenders assess your income, expenditure and financial commitments differently. What one lender considers affordable, another might not.

🔹 Employment History – Recently started a new job? Self-employed? Working on a fixed-term contract? Some lenders are more flexible than others.

🔹 Credit History – Your current credit score might be excellent, but historic defaults, missed payments or financial arrangements could still influence a lender’s decision.

🔹 The Property Itself – Sometimes it’s not you, it’s the property! Non-standard construction, certain flats, unusual properties or leasehold issues can all present challenges.

🔹 Lending Criteria – Every lender has its own rules. Age, mortgage term, income multiples and deposit requirements can all influence whether an application is accepted.

💡 Here’s something worth remembering…

A decline from one lender doesn’t necessarily mean you’ll be declined by another.

At Orchard Mortgage Solutions, we’re directly authorised by the FCA and have access to over 100 lenders across the mortgage market.

That means we can look beyond the obvious high street options and explore specialist lenders who may take a different approach to your circumstances.

Of course, no mortgage is guaranteed, and sometimes there are genuine obstacles to overcome. But understanding why an application has been declined is often the first step towards finding a solution.

My advice?

Before submitting multiple mortgage applications, speak to a broker who understands lender criteria and can help identify the most suitable options for your circumstances.

📩 Been declined for a mortgage, or worried your circumstances might make getting one difficult?

Feel free to get in touch for a free, no-obligation conversation. You might have more options than you realise.

Stephen Watney CeMAP
Mortgage & Protection Adviser
Orchard Mortgage Solutions
📍 Cheltenham | Gloucestershire | The Cotswolds

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

14/10/2026

Another fantastic morning with Cotswold Business Connect!

I genuinely cannot speak highly enough of this networking group!

Since joining Cotswold Business Connect (CBC) earlier this year, I have been blown away by just how welcoming, supportive and encouraging everyone has been.

Launching and growing a business comes with its fair share of challenges, and having a group of like-minded professionals around me who genuinely want to see each other succeed has been invaluable.

For me, CBC is so much more than just a networking group. It’s about building relationships, sharing knowledge, supporting one another and helping each other’s businesses grow.

Yesterday morning was another great example of that, including a really interesting and thought-provoking presentation from Tony on retirement planning. Certainly an eye-opener and something we should all be giving some serious thought to!

We’re looking to welcome some new members!

CBC is currently looking to expand its membership, particularly welcoming professionals from the following sectors:

🏡 Estate Agents
👥 HR Professionals
💼 Recruitment
💻 IT Services
🔨 Trades & Property
🏋️ Sports & Fitness

But we’re certainly not limited to these sectors! If you’re a business owner or professional looking to build genuine connections with a fantastic group of people, we’d love to hear from you.

So, what’s involved?

📍 We meet every other Tuesday at The Fox at Barrington.

☕ We enjoy a lovely breakfast and a good catch-up.

🤝 We discuss opportunities to support one another, share referrals and help each other’s businesses grow.

🎤 Each meeting includes a member presentation, giving us a chance to learn more about each other’s businesses and expertise.

And perhaps most importantly, we have a good laugh along the way!

I really cannot stress enough how much I have benefited from being part of this group, particularly whilst establishing my mortgage brokerage business this year.

If you’re curious about joining us, drop me a message and I’ll happily arrange for you to come along as my guest. Alternatively, you can reach out to Cotswold Business Connect directly.

You can also find out more at www.cotswoldsbusinessconnect.co.uk

Sometimes the best thing you can do for your business is surround yourself with people who genuinely want to see you succeed. That’s exactly what I’ve found at CBC.

05/10/2026

🏗️ Bridging Finance for Property Developers

Planning your next property project?

At Orchard Mortgage Solutions, we specialise in arranging bridging finance for developers and property professionals looking to fund purchases, renovations, conversions and development projects.

We can help explore funding options for a wide range of projects, including:

🏨 Hotels
🍺 Pubs
🏡 Unoccupied retirement homes
🌾 Barn conversions
🏗️ Renovations & conversions
🔑 Developer exits & re-bridging
🏢 Commercial property projects

Whether you’re purchasing a property requiring significant work, releasing capital for your next project, or looking for short-term finance before moving onto a longer-term solution, we can help assess the options available.

📞 Let’s talk about your next project.

Stephen Watney CeMAP
Orchard Mortgage Solutions
📱 07359 803816
📧 [email protected]

Bridging finance is typically short-term and can be more expensive than a conventional mortgage. Fees and interest may apply. Not all bridging finance is regulated by the Financial Conduct Authority.

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

05/10/2026

PROPERTY DEVELOPERS - NEED FUNDING FOR YOUR NEXT PROJECT?

At Orchard Mortgage Solutions, we specialise in arranging bridging finance and work with developers and property professionals looking to fund purchases, renovations, conversions and development projects.
Whether you’re acquiring a property that needs significant work, looking to release capital for a project, or need short-term funding before moving onto longer-term finance, we can help you explore the options available.

We can assist with a wide range of projects, including:

🏨 Hotels – acquisition, renovation and redevelopment
🍺 Pubs – purchase, refurbishment and conversion
🏡 Unoccupied retirement homes – acquisition and redevelopment
🌾 Barn conversions – including more complex projects
🏗️ Property renovations and; conversions
🔑 Developer exits and; re-bridging
🏢 Commercial property projects

And we’re certainly not limited to these. Bridging finance can provide developers with a flexible, short-term funding solution where traditional mortgage finance may not be appropriate.
At Orchard Mortgage Solutions, we have access to a broad range of bridging lenders and can assess the project, proposed works and your intended exit strategy to identify suitable funding options.

Have a project in mind?
Even if you’re only at the early stages, get in touch. I’m happy to have an initial conversation about the project, the funding required and the options that may be available.

Stephen Watney CeMAP Mortgage and Protection Advisor Orchard Mortgage Solutions
[email protected]
07359 803816

Bridging finance is typically a short-term form of borrowing and can be more expensive than a conventional mortgage. Fees and interest may apply, and suitable repayment or exit arrangements will be required. Your property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it. Not all bridging finance is regulated by the Financial Conduct Authority. Eligibility and terms are subject to individual circumstances and lender criteria.

18/09/2026

🏦 The Bank of England has held the Base Rate at 3.75%… so why are mortgage rates still going UP?

Yesterday, the Bank of England voted 6–3 to keep the Base Rate unchanged at 3.75%.

But the interesting part is those 3 votes.

Three members of the Monetary Policy Committee actually voted to increase the Base Rate to 4%.

That tells us there is growing concern around inflation and that the conversation has shifted significantly towards the possibility of higher rates again.

So why are mortgage lenders already increasing their rates?

Because fixed mortgage rates aren’t based solely on today’s Base Rate.

Lenders also price their products using swap rates and wider funding costs, which are influenced by what financial markets expect to happen in the future.

With inflation rising, energy prices remaining volatile and markets increasingly pricing in the possibility of future rate increases, swap rates have risen – and we’re seeing that feed through into mortgage pricing.

Several major lenders have already increased their rates, some more than once in recent weeks.

🏠 So what does this mean if you have a mortgage or you’re looking to buy?

If your current mortgage deal ends within the next 6 months, you don’t necessarily need to wait.

We can review your options now and potentially secure a new deal in advance.

If rates rise, you already have the earlier deal secured.

If rates fall before completion, we can review the market again and, where possible, switch you onto a better available deal.

The same applies if you’re buying – understanding your mortgage options and likely monthly payments early can make a big difference when budgeting for your new home.

Mortgage rates can move quickly, so planning ahead gives you options.

📩 If your mortgage is due for renewal in the next 6 months, or you’re thinking about buying, feel free to reach out to me for advice.

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

BankOfEngland InterestRates Cotswolds

18/09/2026

The Bank of England has held the Base Rate at 3.75%… so why are mortgage rates still going UP?

Yesterday, the Bank of England voted 6–3 to keep the Base Rate unchanged at 3.75%.
But the interesting part is those 3 votes.
Three members of the Monetary Policy Committee actually voted to increase the Base Rate to 4%.

That tells us there is growing concern around inflation and that the conversation has shifted significantly towards the possibility of higher rates again.

So why are mortgage lenders already increasing their rates?

Because fixed mortgage rates aren’t based solely on today’s Base Rate.

Lenders also price their products using swap rates and wider funding costs, which are influenced by what financial markets expect to happen in the future.

With inflation rising, energy prices remaining volatile and markets increasingly pricing in the possibility of future rate increases, swap rates have risen, and we’re seeing that feed through into mortgage pricing.

Several major lenders have already increased their rates, some more than once in recent weeks.

So what does this mean if you have a mortgage or you're looking to buy?

If your current mortgage deal ends within the next 6 months, you don’t necessarily need to wait.

We can review your options now and potentially secure a new deal in advance.
If rates rise, you already have the earlier deal secured.

If rates fall before completion, we can review the market again and, where possible, switch you onto a better available deal.

The same applies if you're buying, understanding your mortgage options and likely monthly payments early can make a big difference when budgeting for your new home.

Mortgage rates can move quickly, so planning ahead gives you options.

If your mortgage is due for renewal in the next 6 months, or you're thinking about buying, feel free to reach out to me for advice.

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

16/09/2026

Tuesday was definitely a day for networking… twice! 😅

First up was my presentation at Cotswold Business Connect.

I’d spent most of the summer wondering how on earth I could make 20 minutes of talking about mortgages entertaining.

My solution? Turn it into a fairy tale. 🏰

Complete with an original storyline, AI-created soundtracks and plenty of questionable humour, I tried to explain what I do, why I do it, and what I believe sets me apart.

For me, that’s customer service.

I’m prepared to run through walls for my clients to try and get them where they need to be. Mortgages can be stressful enough without feeling like you’re dealing with someone who disappears once the application is submitted.

I’d practised the presentation three or four times beforehand. Everything was ready.

Then, during the actual presentation, my very first music track decided to stick on repeat. 😂

Cue plenty of laughter while I desperately tried to stop it.

Eventually, technology and I reached an agreement, the music stopped, and I cracked on with the rest of the presentation.

A good reminder that however much you prepare, sometimes things simply don’t go to plan!

Then it was straight on to my second networking event of the day with the Federation of Small Businesses at the beautiful Manor By The Lake.

Some insightful guest speakers, great conversations and lovely canapés.

There was just one slight problem…

I was struggling to hear everyone properly.

At one point, I thought I’d been introduced to a fashion designer.

So naturally, I spent the next five minutes enthusiastically talking to him about the world of fashion.

Turns out he was a GRAPHIC designer. 🤦‍♂️😂

Thankfully, we both saw the funny side!

All in all, a busy but brilliant Tuesday.

When you’re building a new small business, getting yourself out there really does matter.

If I could give one piece of advice to anyone doing the same, it would be this:

Go to the events. Meet people. Talk to other business owners. Network.

You never quite know who you’re going to meet, what you might learn, or where one conversation could eventually lead.

Although perhaps make sure you actually hear what they do before discussing fashion for five minutes… 😂

Orchard Mortgage Solutions: Stephen Watney

26/10/2026

22/10/2026

20/10/2026

14/10/2026

05/10/2026

05/10/2026

18/09/2026

18/09/2026

16/09/2026

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