Why do I need a mortgage broker?

Taking your first step onto the property ladder is an exciting time, but it may also be a little intimidating with so much to consider. We will calculate exactly how much you can borrow, how much everything will cost, and walk you through the entire purchasing process from start to finish.

  • We are well-versed in the market and are up to date on the most recent mortgage products and deals.
  • We know which lenders are willing to work with unusual situations and types of employment. Directors, self-employed, Cis workers, umbrella companies, temp contractors. We can get you to the right place.
  • We will provide you with direction and advice throughout the process, as well as act as your champion with the mortgage lenders, making the process less stressful for you.
  • We can sometimes get you better offers than you could obtain if you went straight to the lender.

How does the buying process work?

One way to make things easier when buying a home is to seek the advice of a mortgage broker, who can simplify the process and ease some of the burdens.

  • To begin, we’ll help you to establish your mortgage budget and explain how different mortgages work and why one mortgage doesn’t fit all.
  • Once you’ve found your perfect home, we can assist you in making and securing an offer.
  • You will need to consult a conveyancer to handle the legal aspects of your purchase or we can assist in this to try and maximise you’re saving during the process. Most estate agents charge a lot more for using their solicitors and persuade first time buyers with threats of losing the house etc. At our initial meeting, we can get you a competitive solicitor quote, we do not recommend any solicitor firms as of yet we have never found one that is focussed as much on customer service as ourselves.
  • We’ll then check all your documents and align your circumstances with the most suitable lender then submit your mortgage application to the lender prior to your agreement, this will then be followed by a suitability letter explaining why the recommendation was made to the said lender.
  • Your lender will survey the home to make sure it is good security for its lending purpose.
  • An official mortgage offer will be provided to you upon successful valuation this usually takes up to 30 days after all your documentation has been submitted. Please note this documentation is checked by us first before submitting to maximise the rate of approval.
  • All that’s left is to pay your deposit and exchange contracts, completing the process.

What are the different types of mortgages?

Fixed-rate mortgages

With a fixed-rate mortgage, as the name suggests, you pay a fixed rate of interest for a set term, typically ranging from two to ten years, or sometimes even longer. This can provide valuable peace of mind, as your monthly mortgage payments will be the same every month, regardless of whether or not interest rates increase on the wider market.

The downside is that if interest rates fall, you will be locked into your fixed-rate deal.

If you want to pay off your mortgage and switch to a new deal before your fixed rate comes to an end, there will usually be Early Repayment Charges (ERC’s) to pay.

After the fixed period finishes, you will normally move onto your lender’s Standard Variable Rate (SVR), which is likely to be more expensive. If your fixed-rate deal is coming to an end in the next few months, it’s a good idea to start shopping around now.

Many lenders allow you to secure a new deal several months in advance, allowing you to switch across as soon as your current rate ends, and avoid moving to a higher SVR.

Variable-rate mortgages

If you have a variable rate mortgage, this means that your monthly payments can go up or down over time.
Most lenders will have a Standard Variable Rate (SVR), which is the rate charged when any fixed, discounted or other type of mortgage deal comes to an end. There are usually no Early Repayment Charges (ERCs) if you want to switch away from your lender’s SVR.

There are several other types of variable rate mortgage available too. These are:

Tracker mortgages

Tracker mortgages, as the name suggests, track a nominated interest rate (usually the Bank of England base rate), plus a set percentage, for a certain period of time. When the base rate goes up, your mortgage rate will rise by the same amount, and if the base rate falls, your rate will go down. Some lenders set a minimum rate below which your interest rate will never drop (known as a collar rate) but there’s usually no limit to how high it can go.

Discount rate mortgages

Discounted mortgages offer you a reduction from the lender’s Standard Variable Rate (SVR) for a certain period of time, typically two to five years. Mortgages with discounted rates can be some of the cheapest deals but, as they are linked to the SVR, your rate will go up and down when the SVR changes.

Capped rate mortgages

Like other variable-rate mortgages, capped rates can go up or down over time, but there is a limit above which your interest rate cannot rise, known as the cap. This can provide reassurance that your repayments will never exceed a certain level, but you can still benefit when rates go down.

The additional security of this type of deal means that interest rates tend to be slightly higher than the best discounted or tracker rates. There will also usually be an Early Repayment Charge (ERC) if you pay off the mortgage in full and remortgage to another deal.

Other kinds of mortgages

Offset mortgages

An offset mortgage enables you to offset your savings against your mortgage so that instead of earning interest on your savings, you are charged less interest on your mortgage debt. For example, if you have a mortgage of £100,000 and savings of £5,000, your mortgage interest is calculated on £95,000 for that month.

Borrowers can usually choose to either reduce their monthly mortgage repayments as a result of the reduced interest charge or keep their monthly payments as they are in order to reduce the overall term of the mortgage by paying it off at a faster rate.

As you don’t earn interest on your savings, there is no tax to pay on them, and you can take your money out at any time. Offset mortgages can either have fixed or variable rates, depending on which kind of deal you want.

Buy to Let mortgages
Buy to Let mortgages are for people who want to buy a property and rent it out rather than live in it themselves.

The amount you can borrow is partly based on the amount of rent you expect to receive but lenders will take your income and personal circumstances into account too. They must also apply a ‘stress test’ so that they can see whether you’d be able to afford higher mortgage rates in future. First-time buyers will find it more of a challenge to get a Buy to Let mortgage.

Let to Buy mortgages
Let to Buy mortgages are designed for homeowners who want to let out their current home to tenants and buy a new property to live in.

You’ll need two mortgages – one for the home that you’re going to let out, and one for the new property that you’re going to live in. The amount you’ll be able to borrow is based both on how much rent you think you can get for your current home, along with your income and other financial circumstances. Let to Buy mortgages can be quite complicated, and the range of deals available may be quite limited, so it’s well worth seeking advice on the best options to suit your needs.

You can find out more about Let to Buy mortgages here .

What else do you need to know?

The range of mortgage deals available to you will depend on how big a deposit you have to put down, or the level of equity you have in your property. Lenders usually offer their best rates to those with larger deposits, as they are considered lower risk.

Don’t despair if you’re a first-time buyer finding it impossible to build a big deposit, however, as several lenders offer 95% mortgages, whereby they will lend you up to 95% of the value of the property you are buying.
When choosing a mortgage, don’t just look at the headline rate alone. It’s important to factor in any other costs, such as the arrangement fee, and to look at any incentives the mortgage might come with, such as cashback, or help with a valuation or legal costs.

Our mortgage advisers know how complicated the mortgage market is and they’re happy to answer any questions you have. They’ll help you find the mortgage that suits you best.

Can I get a mortgage if I’m self-employed?

It’s a frequent misconception that self-employed people have a hard time getting a mortgage. While the possibilities will differ, there are several viable alternatives. It’s critical to speak with a professional mortgage advisor to learn more.

Several lenders specialise in self-employed mortgages and have created a variety of solutions based on various criteria.


If you’re a first-time buyer, it’s important to seek specialist advice before you apply for a mortgage to find out what your options are and make sure you pick the right one.

Three Shires Financial Group can arrange mortgages for first-time buyers today and have a strong track record when it comes to saving them time and money.

Make an enquiry and we’ll get things started! There’s no obligation and there won’t be any marks on your credit report.

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    Think carefully before securing other debts against your home. Your home may be repossessed if you do not keep up repayments on a mortgage or any other debt secured on it.

    Three Shires Financial Group is an Appointed Representative of Stonebridge Mortgage Solutions Ltd, which is authorised and regulated by the Financial Conduct Authority.
    Proprietor: Philip Johnston

    We offer residential mortgages and general insurance business. You can check this on the FCA's Register by visiting the FCA's website www.fca.org.uk or by contacting the FCA on 0800 111 6768. is regulated by FCA, commercial mortgages and most buy-to-let and offshore mortgages are not regulated by the FCA.


    Typically, we do not charge a fee for arranging a mortgage, however the actual fee will depend on your circumstances.

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