https://beacons.ai/coulsonmortgages

Ryan Coulson - Mortgage & Protection Adviser, Hessle (2026)

05/06/2026

THE MYTH

"A missed payment years ago means you'll never get a mortgage."

WHY PEOPLE BELIEVE THIS

Credit checks can feel opaque and intimidating. Many people assume lenders see any blemish as a dealbreaker — particularly if they've been declined before or read generic advice online. The idea that your credit file follows you forever is a persistent one.

THE TRUTH

Lenders assess your whole financial picture, not just a single data point. Most adverse credit — including missed payments, defaults, or CCJs — carries significantly less weight as it ages. A missed phone bill from four years ago is treated very differently to a default last month. Specialist lenders exist specifically for borrowers with imperfect credit histories, and rates have become increasingly competitive in this space.

A REAL-WORLD EXAMPLE

Consider someone who missed two credit card payments during a difficult period three years ago — since then, their finances have been stable and their deposit is solid. A whole-of-market broker could potentially match them with a lender whose criteria accommodates exactly that profile, at a rate that may genuinely surprise them.

THINKING THIS MIGHT BE YOU?

Drop me a message with a brief outline of your situation. No commitment, no judgment — just an honest conversation about what your options might look like.

- 07873562235

14/05/2026

🏡 ONLY £5,000 DEPOSIT TO BUY YOUR FIRST HOME? 👀

Getting onto the property ladder may now be more achievable for some first-time buyers, thanks to Halifax’s new mortgage option allowing purchases with just a £5,000 deposit! 💷

✅ Available for properties up to £300,000
✅ Designed for first-time buyers
✅ Could help renters buy sooner instead of waiting years to save a larger deposit

This could be a fantastic opportunity for buyers who can comfortably afford monthly mortgage payments but have struggled to build a large deposit while renting.

Of course, low-deposit mortgages aren’t suitable for everyone, and it’s important to understand:

⚠️ Monthly payments may be higher
⚠️ Interest rates can be slightly higher than lower loan-to-value deals
⚠️ Lending and affordability criteria still apply

If you’d like to see whether this type of mortgage could work for you, or simply want an idea of what your monthly payments may look like, feel free to get in touch 📩
- 07873562235

11/05/2026

🏡 Mortgage rates are still moving… but there’s some positive news for buyers and remortgagers 👀

A growing number of lenders are starting to ease affordability calculations, which could mean some clients are now able to borrow MORE than they could just a few months ago. 📈

At the same time, with fixed rates still changing regularly and lenders repricing products quickly, timing and advice have never been more important.
Whether you’re:

✅ A first-time buyer
✅ Looking to move home
✅ Coming to the end of your fixed rate
✅ Self-employed
✅ Exploring raising funds from your property

…it’s worth reviewing your options now rather than waiting until the last minute.

The mortgage market is changing weekly, and what wasn’t possible before may now be achievable. 💬

If you’d like an updated idea of your borrowing power, monthly payments, or available deals, feel free to get in touch.
- 07873562235

30/04/2026

📢 Bank of England Holds Base Rate – What This Means for You

The Bank of England has announced that the base rate will remain unchanged—for now.

So, what does that mean if you’ve got a mortgage or you’re thinking about getting one?

👉 If you're on a variable or tracker rate:
Your monthly payments are likely to stay the same for the time being, giving you a bit of breathing space.
👉 If you're on a fixed rate coming to an end:
This pause could be a great opportunity to review your options. Lenders have already been adjusting their rates in anticipation, so there may be competitive deals available.
👉 If you're looking to buy:
Stability in the base rate can help with confidence. It’s a good time to understand what you can borrow and what your monthly payments might look like.

💡 The key takeaway?
Just because the rate has held doesn’t mean you should sit still—mortgage rates are influenced by more than just the base rate, and timing can make a real difference.

If you want to explore your options, secure a deal, or just have a chat about what this means for you, feel free to get in touch.

24/04/2026

🏠 Changes are Coming: The Renters’ Rights Act 2026

As a mortgage adviser, I’m getting a lot of questions from landlords and prospective Buy-to-Let (BTL) investors about the Renters’ Rights Act. With the main changes set to kick in on 1 May 2026, it’s vital to understand how these reforms might impact your mortgage and investment strategy.

Here are the key points you need to know:
1. The End of "No-Fault" Evictions
The headline change is the abolition of Section 21. From 1 May 2026, landlords can no longer evict tenants without a specific legal reason.

• What this means for you: You can still regain possession if you need to sell the property or move back in, but you’ll need to provide evidence under reformed Section 8 grounds.

2. All Tenancies Become "Rolling"
Fixed-term tenancies (e.g., 6 or 12 months) are being scrapped. All tenancies will automatically become periodic (rolling) contracts from day one.

• The Impact: Tenants can give two months’ notice at any time. For landlords, this means potentially less certainty over "void periods," which is something lenders are beginning to watch closely in affordability assessments.

3. Rent Increase Restrictions
Rent review clauses in contracts will soon be a thing of the past.

• The Rule: Rents can only be increased once per year to market rates using the Section 13 notice process.
• Tenant Rights: Tenants will have more power to challenge increases via a tribunal if they believe the hike is above market value.

4. No More Rental Bidding Wars
To make the market fairer, the Act bans "rental bidding."

• The Change: Landlords and agents cannot accept or encourage offers that are higher than the advertised rent. This will require more precision when setting your initial rental price.

5. Pets & Families
The Act makes it much harder to refuse tenants with pets or those on benefits/with children.
• Pets: You must consider pet requests and cannot "unreasonably" refuse. You can, however, require the tenant to have insurance to cover potential pet damage.

💡 What does this mean for your mortgage?
Lenders are already starting to adapt. With the shift to rolling tenancies, some may adjust their affordability stress tests to account for the potential of more frequent tenant turnover.

If you’re looking to purchase a new BTL or remortgage an existing one, now is the time to review your portfolio strategy.

Thinking of investing or worried about how these changes affect your current mortgage?

👇 Drop a comment below or send me a DM to chat about your options!

10/04/2026

🔁 Product Transfer or Remortgage – What’s the Difference? 🏡

If your fixed mortgage deal is coming to an end, you’ll usually have two main options: a product transfer with your current lender or remortgaging to a new lender. Both can be great options depending on your situation.

🔄 Product Transfer (Staying with your current lender)

This is often the quickest and simplest option.
✅ Usually no legal work required
✅ Minimal paperwork
✅ Often no affordability checks
✅ Can often be arranged quickly to avoid moving onto the standard variable rate

A product transfer can be ideal if you want a straightforward switch with minimal hassle. But not always the most cost effective option

🏦 Remortgaging (Switching to a new lender)

This means moving your mortgage to a different lender who may offer more competitive deals.
✅ Potentially access lower interest rates
✅ Opportunity to borrow extra funds for home improvements or other needs
✅ Ability to change the term of your mortgage
✅ Option to review your mortgage alongside protection needs

While this process can take a little longer, it can sometimes save thousands over the life of your mortgage.

💡 The key thing to remember: the best option depends on your circumstances, goals, and what deals are available at the time.

If your mortgage deal is ending in the next 6 months, now is the perfect time to review your options and secure a new rate.

📩 Feel free to message me if you'd like me to check both product transfer and remortgage options for you.

- 07873562235

03/04/2026

🐣 Happy Easter!

If you’re out this weekend viewing homes and thinking “could this be the one?” 🏡

Before you fall in love with a property, it’s always a good idea to know what you could borrow and what the monthly payments might look like.

I can arrange a Decision in Principle quickly and give you a clear idea of your potential monthly payments, so you can house-hunt with confidence.

If you’re browsing Rightmove between Easter eggs this weekend and want to sense-check a property or your budget, feel free to get in touch.

📩 Message me anytime – happy to help.
- 07873562235

18/03/2026

📩 Submitted Your Mortgage Application? Here’s Why Timing Matters… 📩

Once your mortgage application is submitted, your interest rate is secured with the lender 🔒

That means:
✅ You’re protected if rates increase
✅ You’ve locked in your monthly payments (subject to lender approval)
✅ You can move forward with confidence while everything progresses

💡 In a changing market, timing your application right can make a huge difference to what you pay over the next few years.

And here’s the best part…
📉 If rates improve before completion, we can often look to switch you to a better deal.

It’s not just about finding a mortgage — it’s about securing the right one at the right time.

📲 If you’re thinking about buying, remortgaging, or just want to understand your options, drop me a message and let’s get your application moving.
- 07873562235

21/02/2026

Is your fixed-rate mortgage ending this year?

Don’t let the calendar catch you off guard! 🗓️🏠

If you have a fixed-rate mortgage coming to an end in 2026, the worst thing you can do is wait until the very last minute to look at your options.

When your current deal expires, your lender will automatically move you onto their Standard Variable Rate (SVR). SVRs are almost always significantly higher than fixed rates, meaning your monthly payments could suddenly skyrocket. 📈

Here is why reviewing your mortgage now is the smartest move you can make:

* Lock in rates early: Did you know you can secure a new mortgage rate up to 6 months before your current one ends? If rates drop further, we can often switch you to the cheaper one before completion.

* Avoid the SVR shock: Securing a deal early ensures a seamless transition so you never pay a penny on the dreaded Standard Variable Rate.

* Release equity: Want to do some home improvements, pay off debt, or help the kids onto the property ladder? Remortgaging is the perfect time to review your borrowing needs.

* Total peace of mind: Knowing exactly what your outgoings will be for the next few years removes the stress of uncertainty.
You don't have to navigate this alone! As an independent mortgage advisor, I search the whole market to find the best possible deal tailored to your specific circumstances—often accessing rates you can't find on the high street.

📲 Send me a message and let’s schedule a quick, no-obligation chat to get your next deal sorted.

- 07873562235

31/01/2026

🏡 Can’t afford 100% of a home? You might not need to…

Shared Ownership could be your stepping stone onto the property ladder.

Instead of buying the full property, you purchase a share (usually 25%–75%) and pay rent on the rest – making monthly costs far more affordable for many buyers.

✨ Why Shared Ownership works for first-time buyers:

Lower deposit than buying outright
Smaller mortgage needed
Opportunity to “staircase” and buy more shares later
Often available on brand new homes

❗But it’s not the same as a normal purchase.

There are strict rules, eligibility checks, and lender criteria – and getting the mortgage wrong can cost you time, money, or the home itself.

That’s where I come in.
If you’re:
✔️ Renting and struggling to save
✔️ Being priced out of your area
✔️ Looking at new build schemes

Let’s see if Shared Ownership is right for you.

📩 Message me for a free, no-pressure chat.
- 07873562235

Ryan Coulson - Mortgage & Protection Adviser

05/06/2026

14/05/2026

11/05/2026

30/04/2026

24/04/2026

10/04/2026

03/04/2026

18/03/2026

21/02/2026

31/01/2026

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