Simple Mortgage Finance

Simple Mortgage Finance Expert mortgage and protection advice supported by a multi award winning national network.

New 5 ⭐ Google ReviewIt's a privilege to be able to help clients through multiple property journeys, and always great to...
11/06/2025

New 5 ⭐ Google Review
It's a privilege to be able to help clients through multiple property journeys, and always great to get feedback like this at the end of it. Thanks Oli!

Why use a mortgage broker when you can just go to your bank or search online yourself?This is a pretty common question w...
31/05/2025

Why use a mortgage broker when you can just go to your bank or search online yourself?

This is a pretty common question when buying a home. While using a broker isn’t always necessary, here are some reasons it might be worth considering. In addition to what a bank offers, a broker can:

✅ Searches the whole market, not just one bank's products
✅ Access to exclusive broker-only rates
✅ Is there to help you through every step, from application to completion
✅ Monitors rates after you apply - if a better deal comes up, they will switch you over to the lower rate
✅ Work creatively to 'tell your story', and present your application in the best light (especially helpful if you’re self-employed, on a visa, or have complex income)
✅ Pushes back when lenders get things wrong or are inflexible in their assessments - we fight your corner

Going to a bank direct can work well if your situation is very straightforward or you’ve been through the process a few times before, and don't need a lot of guidance. But if there’s any complexity in your circumstances, or if rates are falling and you want someone proactively managing your offer, a broker can often get you a better outcome with less hassle.

If you're looking at moving and have any questions or need advice, feel free to leave a comment or reach out directly.

How do you know which lender is best for you?There are over 100 mortgage lenders in the UK. Every one has different rule...
28/05/2025

How do you know which lender is best for you?

There are over 100 mortgage lenders in the UK. Every one has different rules, and what works for one buyer might not for another. Here’s what lenders consider:

✅ Income Multipliers - Most lenders base their offer around 4-4.5x your income. Some will go up to 6x for first time buyers or high earners.
✅ Deposit Size - A 10%+ deposit can mean better rates and gives the biggest range of options, but some lenders accept as little as 3%, or no deposit at all.
✅ Affordability Checks - Your debts, other household outgoings, and any dependent children you have will all have a potential bearing on what you can borrow.

🧩 Lending also depends on your situation:
🏠 First-time buyer? You may be eligible to borrow 6x your income.
🧾 Self-employed? Some lenders can accept as little as 1 years trading.
📉 Poor credit? Some lenders specialise in helping where you have bad credit - though rates will most likely be higher.

💡 This is where a broker can make all the difference.
As a mortgage broker we match you with lenders that fit your exact circumstances, and often access deals you won’t find online.

If you have any questions feel free to leave a comment or reach out directly.

If you've had an offer accepted on a new home, the next step is to appoint a solicitor to handle the legal work.What doe...
23/05/2025

If you've had an offer accepted on a new home, the next step is to appoint a solicitor to handle the legal work.

What does a conveyancer do, and how do you find a good one?

✅ Look for:
• Experience with your type of purchase (first-time buyer, leasehold, etc.)
• Accreditation with Council for Licenced Conveyancers
• Transparent, fixed fees (ideally no completion, no fee)
• Positive reviews
• Ensure they’re approved by your mortgage lender before instructing

🔍 Where to find one:
• Best way is a direct recommendation from friends, family, or colleagues that have moved recently
• Council for Licenced Conveyancers - you can search the CLC website to find a licenced conveyancer near you or online
• Other recommendations - your estate agents or mortgage broker will likely have solicitors they work closely with that they can recommend
• Comparison websites - these will provide a wide range of options led by price. Bear in mind you will get what you pay for, so check reviews carefully.

🔁 A Brief Overview of the Conveyancing Process

1. Instruct a conveyancer to manage the legal side of your purchase

2. Searches are ordered with the local authority to uncover any potential issues like planning restrictions, road schemes, or environmental concerns amongst other thing

3. Contracts are reviewed, and your solicitor will raise enquiries with the seller’s solicitors about any potential issues that may affect you after moving in

4. Contracts are exchanged and the deal becomes legally binding

5. Completion day - your solicitor transfers funds, repays any existing mortgage (if applicable), and you get the keys 🔑

Post-completion, they register the property with the Land Registry and pay your Stamp Duty.

If you need any help with buying a home this year and have questions about the process feel free to drop me a message.

YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE

🏡What type of survey do you actually need when buying a home?The answer is no, you don't always need one, but it depends...
10/05/2025

🏡What type of survey do you actually need when buying a home?
The answer is no, you don't always need one, but it depends on the property's age, condition, and your peace of mind.

Here’s a quick breakdown of the 3 main types:

🔹 Level 1: Basic Valuation
✔ Basic overview of the property's condition, ensuring no major issues that affect the property's saleability in the future
❌ No in-depth advice or repairs guidance
➡ Required, arranged and usually paid for by the lender

🔹 Level 2: Homebuyers Report (£500 - £1,000)
✔ Will identify visible defects, major issues, and offer repair advice
✔ Best for homes in decent condition (last 50–100 years)
✔ Uses a traffic light system to identify areas which may need work in the future, and issues which may need work more urgently
✔ Can include a valuation figure as well
❌ Doesn't offer much info on potential structural issues

🔹 Level 3: Building Survey (£800 - £1,500)
✔ Full structural inspection with repair and maintenance advice
✔ Best for older or unusual homes, or if you're planning major renovations
✔ Most detailed (and expensive), but can offer peace of mind
❌ Takes more time, money and effort

📩 If you're unsure what level of survey is right for you, drop me a message and send you over a free homebuyer's guide which covers all of this and much more.

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

💷 How much does it really cost to buy a home? Here’s a quick breakdown of the main homebuying costs to budget for:🔹 Stam...
07/05/2025

💷 How much does it really cost to buy a home?

Here’s a quick breakdown of the main homebuying costs to budget for:

🔹 Stamp Duty - A tax on property purchases (amount depends on the price + whether you’re a first-time buyer).

🔹 Solicitor/Conveyancing Fees - Legal work like handling contracts and ownership transfer. Typically £1,500–£3,000 for purchase. Add around another £1000-2000 if you are selling as well.

🔹 Lender Fees - This can include:

Arrangement fee (often £999 although can usually be added to the loan)

Valuation fee (£150 - £600 typically depending on the property value, but most lenders include it for free)

🔹 Surveys

Homebuyer Report: £400 - £1,000

Full Structural Survey: £600 - £1,500

🔹 Other costs

Removals: £300 - £1,500 depending house size

Broker fees: £300 - £500 or sometimes a % of the loan, depending on the broker you use

If you're selling too, you’ll need to factor in estate agent fees (usually 0.8–1.5% of your sale price).

📩 Want a full breakdown + checklist? Just send me a message and I’ll send you my free Homebuyer Guide.

03/05/2025

📊 Fixed vs Variable Mortgage Rates

When you take out a mortgage, the interest rate can either stay the same or change over time. Here's what that means:

🔵 Fixed-Rate Mortgage
➡️ The rate is locked in for a set period (e.g. 2, 5, or 10 years).
✅ Easier to budget since the payment is the same each month
✅ Your rate won't change if interest rates rise
⚠️ Might start out higher than variable deals depending on market conditions and other factors
⚠️ Early Repayment Charges (ERCs) if you repay the mortgage early

⚪ Variable-Rate Mortgage
➡️ The rate can go up or down depending on the market
Includes types like:
🔹 Tracker - follows the Bank of England rate
🔹 Discount - cheaper than the lender’s standard variable rate rate
🔹 SVR - the lender’s default rate after your deal ends (usually the worst rate they offer)

Pros: Could save money if rates stay low
Cons: Payments can rise unexpectedly

📌 Choosing the right type depends on your future plans, appetite for risk, and whether fixed predictable payments are important to you.

If you're buying a home or remortgaging in 2025, DM me and I’ll send you the full Homebuyer Guide which explains rate types in full as well as everything else you need to know when moving home.

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

30/04/2025

🏡 Which mortgage type is right for you?
When you take out a mortgage, there are two main ways to repay it:
➡️ Repayment or
➡️ Interest-only

Here's a quick breakdown of each 👇

🔵 Repayment Mortgage
Every monthly payment covers interest + part of the loan.
By the end of the term (e.g. 25 years), it’s fully paid off.

✅ You own more of your home over time
✅ No need for a separate plan to repay the loan
⚠️ Monthly payments are higher than interest-only

⚪ Interest-Only Mortgage
You only pay interest each month, not the loan itself.
You’ll need to repay the full amount in one go at the end of the term.

✅ Lower monthly payments
✅ May suit buy-to-let or high-net-worth borrowers
⚠️ You must have a repayment plan
⚠️ Higher risk and fewer lenders offer it for residential homes

DM me for the full Homebuyer Guide - it covers this and much more.

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

26/04/2025

💡 What is an Agreement in Principle (AIP)?
Before you start viewing homes, it’s a good idea to get an Agreement in Principle (AIP).
It gives you an accurate idea of what you are able to borrow from a particular lender, and confirms to an estate agent that you're in a good position as a buyer.

📝 How to get an AIP:
You can go direct to a bank or speak to a mortgage broker who’ll compare multiple lenders and help recommend the best fit.

Provide basic info
▫️ Your name, address history, date of birth, ID
▫️ Income, bonuses etc.
▫️ Regular spending + financial commitments
▫️ Consent for a soft credit check (doesn’t affect your credit score)

Get an instant decision
Most lenders will give a decision on an agreement in principle straight away, and these are usually valid for 30–90 days.

✅ DM me if you have any questions or you'd like a copy of our full pdf Homebuyer Guide. It walks you through the whole process from AIP to picking up the keys.

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

24/04/2025

Before you fall in love with a property, it's important to know how much you can borrow - and what actually affects that. Lenders look at a whole range of factors when they're assessing this, not just your income.

Here’s what they’ll assess:

💰 Income
Your salary (and your partner’s if buying together). Most lenders offer around 4–4.5× your annual income, although some go up to 5–6× in special cases.

💳 Existing Debt
If you have credit cards, personal loans, or car finance the lender will look at the monthly payment and factor these in to their affordability calculations.

📊 Other Living Expenses
Other monthly costs like childcare, maintenance payments, and things like ground rent/service charges (if the property has them) will also affect what you can borrow.

🏡 Deposit Size
A bigger deposit means better mortgage rates. 5% is the usual starting point for first-time buyers, but you'll be offered a better rate with 10 or 15% deposit if you have it.

📈 Credit Score
A clean credit history always helps. Some lenders can cap what they will lend or ask for a bigger deposit if credit score is not up to scratch.

👉 Want to see how much you could borrow? Speak to a mortgage broker who understands your full picture, not just what an online calculator tells you.

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

29/03/2025

🏠 The Good and the Bad for Homeowners in April 2025

Let’s start with the bad news 👇

🔻 Bills are going UP this April:
⚡ Energy price cap is rising 6.4%—that’s around £110 more per year for the average household
💧 Water bills up by 26% (yes, you read that right)
📱 Mobile & broadband prices rising by 8% on average
🏘️ Council tax going up by 5%+ in most areas

💡 These increases won’t just hit your budget—they could also impact how much you can borrow on your next mortgage, as lenders update their affordability checks to reflect higher living costs.

✅ But here’s the GOOD news:
Mortgage rates are falling again.

📉 Lenders are bringing down fixed rates as confidence grows that the Bank of England will cut the base rate again this year.
💷 Some homeowners are already saving hundreds on their remortgage deals
🏡 If you’re moving or buying in the next 6–12 months, this trend could work in your favour.

📌 Planning to remortgage soon?
If your current deal ends within the next 6 months, get your application in early.
👉 If rates drop before completion, you can switch to the better deal.
👉 If they go up, your rate is protected.

Drop me a message if you’d like to chat about options.

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

🔄 Moving home? Make sure you’ve got ALL the costs covered.Aside from the mortgage there are a lot of expenses to conside...
26/03/2025

🔄 Moving home? Make sure you’ve got ALL the costs covered.

Aside from the mortgage there are a lot of expenses to consider when moving:
✔ Stamp Duty (unless you qualify for an exemption)
✔ Solicitor’s Fees (can vary widely—choose wisely!)
✔ Broker Fees (this is usually a fixed fee or a % of the loan)
✔ Survey (there are a few different types and the cost varies widely)

💡 If you're thinking of moving then grab my FREE Home Mover’s Guide—it’s packed with everything you need to know to get prepared! Drop a note in the comments or DM me for your copy.

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

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