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Monday 8:30am - 8:30pm Tuesday 8:30am - 8:30pm Wednesday 8:30am - 8:30pm Thursday 8:30am - 8:30pm Friday 8:30am - 8:30pm Saturday 8:30am - 5:30pm

Ben Patten - Finance Advice Centre - Mortgage Advisor

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Ben Patten - Finance Advice Centre - Mortgage Advisor

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Finance Advice Centre, CeMap qualified, Mortgage advisor who specialises in adverse bad credit, such

Ben Patten

Ben is a CeMAP (Certificate in Mortgage Advice and Practice) qualified mortgage broker with over 20 years experience in financial services. He takes huge pride in getting his clients the best possible outcome. He has access to many specialist lenders that require an introduction from a financial professional so he can help even very complex adverse credit cases. Ben’s specialist area is adverse bad credit, situations like late payments, CCJs, defaults, bankruptcies, IVAs and debt management plans. He also specialises in getting self-employed clients on the property ladder and can help limited company directors, contractors, bridging, second charges, as well as being able to organise insurance like life insurance, critical illness protection, income protection, and family income benefit. Ben Says

“I have over 20 years experience in financial services, specialising in adverse credit. Within this time I have developed a great knowledge about the challenges that people face and what impact this can have on their lives as well as their finances. My role is not to judge, as people sometimes do, I support and empathise with my clients and enjoy finding the most suitable and best solutions for their needs.”

02/11/2026

BUYING A PROPERTY BELOW MARKET VALUE? THE DISCOUNT COULD HELP WITH YOUR MORTGAGE DEPOSIT

Did you know that buying a property for less than its market value could potentially reduce the cash deposit you need?

This is sometimes known as a concessionary purchase, and certain mortgage lenders can recognise the difference between the property's value and the agreed purchase price as gifted equity.

For example:

🏠 Property market value: £250,000

💷 Agreed purchase price: £200,000

📊 Difference: £50,000

Depending on the lender's criteria, that £50,000 discount could potentially be recognised towards your deposit or equity position.

However, not every discounted purchase qualifies.

Lenders may consider:

• Who you're buying from – family members, landlords and other eligible sellers
• The reason for the discount – whether it's a genuine concessionary arrangement
• The property's market value – usually confirmed by a valuation
• The relationship between buyer and seller
• Any conditions attached to the discount
• Your income, credit profile and overall affordability

Some lenders may still require a cash deposit, while others can consider the gifted equity instead.

So if you're being offered the opportunity to buy a property below its market value, don't automatically assume you need to save a traditional deposit as well.

I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

30/10/2026

THINK YOU'RE TOO OLD FOR A LONGER MORTGAGE?

You might assume that once you reach a certain age, your mortgage options become much more limited.

But different lenders have very different maximum age and mortgage term criteria.

Some lenders can consider mortgages that continue well into retirement, provided the borrowing remains affordable.

They may assess:

• Your age – both when applying and at the end of the mortgage term
• Your employment income – and how long you expect to continue working
• Pension income – including current or expected retirement income
• Your mortgage term – how long you want to spread the repayments over
• Your existing commitments – including loans and other regular expenditure
• Overall affordability – both now and during retirement, where relevant

For example, one lender might require your mortgage to finish by age 70, while another could potentially consider borrowing into your 80s, subject to its criteria.

A longer mortgage term can reduce monthly repayments, although it will generally mean paying more interest overall if the mortgage runs for the full term.

So your age alone doesn't necessarily determine how long you can have a mortgage.

The important thing is finding a lender whose criteria fit your circumstances, income and retirement plans.

I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

28/10/2026

STILL IN YOUR PROBATION PERIOD? YOU COULD STILL QUALIFY FOR A MORTGAGE

Recently started a new job but still waiting for your probation period to finish?

You might think you need to wait until you're officially confirmed in your role before applying for a mortgage.

Not necessarily.

Some mortgage lenders can consider applicants who are still in their probationary period, depending on their circumstances.

They may look at:

• Your employment contract – including your salary and employment terms
• Your start date – how long you've been in your current role
• Previous employment – your work history and any gaps between jobs
• Your income – whether it's fixed, variable or includes additional earnings
• Your profession – some lenders may have different requirements depending on your occupation
• Overall affordability – your financial commitments and credit profile

Some lenders may want you to have started your new role and received a payslip, while others can potentially consider applications using an employment contract.

Being on probation doesn't automatically mean you need to put your mortgage plans on hold.

Different lenders assess employment circumstances differently, so it's worth checking what's available before assuming you need to wait.

I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

26/10/2026

CAN YOU GET A MORTGAGE WITH A DEBT MANAGEMENT PLAN?

If you're currently in a Debt Management Plan (DMP), or you've completed one in the past, you might assume getting a mortgage is out of the question.

But that's not necessarily the case.

Some mortgage lenders can consider applicants with an active or previously completed DMP, although their criteria can vary considerably.

They may look at:

• DMP status – whether your plan is still active or has been completed
• Payment history – whether you've maintained the agreed repayments
• Credit history – any associated defaults, CCJs or missed payments
• Time since completion – how long ago the DMP finished, where applicable
• Your deposit – how much you're able to put towards the purchase
• Affordability – your income, existing commitments and overall financial position

Some lenders may require the DMP to have been completed for a certain period, while others can consider applications where the plan is still running.

Having a DMP can limit your lender options, but it doesn't automatically mean you can't get a mortgage.

The important thing is understanding which lenders may consider your circumstances and what evidence they'll need.

I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

23/10/2026

NEED MORE MORTGAGE BORROWING POWER? SOMEONE ELSE'S INCOME COULD HELP.
Struggling to borrow enough for the property you're looking to buy?
You might not realise that some lenders can allow another person's income to support your mortgage application without that person needing to own the property.
This is known as a Joint Borrower Sole Proprietor (JBSP) mortgage.
Depending on the lender's criteria, this type of arrangement can allow:
• A parent or other eligible family member to support your application
• Their income to be considered alongside yours
• The property to remain in your sole name
• The supporting borrower to live elsewhere
• Potentially greater borrowing capacity, subject to affordability
For example, if your income alone doesn't support the mortgage you need, adding an eligible supporting borrower could potentially increase the amount available.
However, there's an important distinction.
The supporting person is still a borrower and is legally responsible for the mortgage debt, even though they don't own the property.
Their existing financial commitments, age and circumstances can also affect affordability.
JBSP mortgages won't be suitable for everyone, but they can provide another option where income rather than deposit is the main limitation.
I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

21/10/2026

ON A ZERO-HOURS CONTRACT? YOU COULD STILL GET A MORTGAGE
Think you need a permanent contract with guaranteed hours to qualify for a mortgage?
Not necessarily.
Some mortgage lenders can consider applicants working on zero-hours contracts, even where the number of hours worked changes from week to week.
Rather than automatically declining the application, lenders may assess:
• Employment history – how long you've worked on a zero-hours basis
• Average earnings – income calculated using previous payslips
• Consistency – whether your earnings have been reasonably stable
• Your industry – some lenders have different criteria depending on the type of work
• Overall affordability – your income, commitments and credit profile
Some lenders may require a longer employment history, while others can take a more flexible approach depending on your circumstances.
Having a zero-hours contract doesn't automatically mean you can't get a mortgage.
The important thing is finding a lender whose criteria suit the way you're employed and paid.
I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

19/10/2026

CAN CHILD MAINTENANCE HELP YOU BORROW MORE?
If you receive child maintenance payments, you might be surprised to learn that some mortgage lenders can include this income when assessing how much you can borrow.
And depending on your circumstances, it could make a difference to your mortgage affordability.
However, not every lender treats maintenance income in the same way.
They may consider:
• How much you receive – your regular monthly maintenance payments
• Payment history – how consistently the maintenance has been paid
• Supporting evidence – bank statements, a court order, formal agreement or other acceptable evidence
• Your child's age – how long the payments are expected to continue
• Other income – your employment income, benefits or other eligible income
Some lenders may accept maintenance income without a formal court order, provided the payments can be evidenced and meet their criteria.
Others may have stricter requirements or only use a proportion of the income.
So if you've been calculating your mortgage affordability using only your salary, you could be overlooking income that some lenders are willing to consider.
I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

16/10/2026

PAYING CHILDCARE COSTS? COULD THEY AFFECT YOUR MORTGAGE?

If you're paying nursery fees or other regular childcare costs, you might be wondering how they affect the amount you can borrow.

Mortgage lenders don't just look at your salary. They also consider your regular financial commitments, and childcare can be a significant part of that.

But not every lender assesses childcare costs in exactly the same way.

Depending on your circumstances, they may consider:

• Your current monthly childcare expenditure
• How many children you have
• Whether you're receiving childcare support
• When your childcare costs are expected to reduce
• Whether those future changes can be evidenced
• Your overall household income and affordability

For example, if your child is approaching school age and your nursery costs are due to reduce, some lenders may be willing to consider that change, subject to their criteria and supporting evidence.

That doesn't mean future savings will automatically be accepted, but it highlights why understanding your circumstances can make a difference.

So if childcare costs are affecting how much you can borrow, don't assume every lender will reach the same affordability figure.

I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

14/10/2026

CAN YOU GET A MORTGAGE USING UNIVERSAL CREDIT INCOME?

Think lenders won't consider Universal Credit when assessing your mortgage affordability?

That's not always the case.

Some mortgage lenders can consider eligible Universal Credit income alongside your earnings or other accepted income.

However, different lenders have different rules about which elements they will use and how much they'll include.

They may look at:

• Your employment income, if applicable
• Which Universal Credit elements you receive
• Whether the payments are expected to continue
• Your household circumstances
• Your existing financial commitments
• Your overall affordability and credit profile

Some lenders may accept certain elements that others exclude, meaning the same income could produce different borrowing amounts with different lenders.

Receiving Universal Credit doesn't automatically prevent you from getting a mortgage.

And if you've previously been told that your benefits can't be used, it may be worth checking whether other lenders take a different approach.

I am a whole of market adviser. This means I can access every deal on the market & will recommend the most suitable one available to you.

Contact me today for your free mortgage consultation.

As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.

Address

Chatsworth House, Prime Business Centre, Raynesway
Derby
DE217SR

Opening Hours

Monday	8:30am - 8:30pm
Tuesday	8:30am - 8:30pm
Wednesday	8:30am - 8:30pm
Thursday	8:30am - 8:30pm
Friday	8:30am - 8:30pm
Saturday	8:30am - 5:30pm

Website

https://financeadvicecentre.co.uk/

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