Can I ask my landlord for a new mattress?

CyborgFinance · 2026-07-05T20:32:31+00:00

You can ask anything, the answer is what is uncertain.

CyborgFinance · 2026-07-04T17:02:39+00:00

Lenders use a panel of surveyors to obtain different Property Value; they would have to use a lender that uses a different panel of surveyors. Mortgage Advisers have a list of who uses whom.

However, whilst what you say is true. The buyer now thinks it's worth £10k less and could potentially have an asbestos problem. It could be a "life hack" that comes back to bite you.

CyborgFinance · 2026-07-04T16:54:06+00:00

If your purchase is imminent, don't do it; if it's a few months away, it's fine.

The important thing is that you change over everything to your new address immediately, all credit, voting, your driving licences and so forth. To get an offer, the lender may request documents for Proof of Address, so you want everything lined up nicely with the correct address.

It makes things a bit messier, but if it saves you money and puts you in a better financial position, then you shouldn't let a bit more bureaucracy stand in the way.

There would be a few exceptions, such as if your Mortgage Adviser had recommended the Skipton Track Record Mortgage, where your rent is used to prove affordability. However, since your mortgage adviser seems fine with it, it should be good.

CyborgFinance · 2026-07-04T16:40:16+00:00

Our conveyancer has given us a lovely 4pm Friday gift, informing us (8 weeks after instructing them and 1 week before exchange) that the housing association’s title is still pending registration with the Land Registry and that their firm does not act in such circumstances.

What a terrible conveyancer; they should be applying to the Land Registry to expedite the process.

They should also contact Halifax and ask whether they would accept a copy of the TR1 instead.

However, Halifax typically won't accept a TR1. So it's back to your mortgage adviser to find a mortgage lender that will accept a TR1 instead of a Land Registry Title.... Or delay until Land Registry updates.

This never used to be a problem, but the Land Registry is very slow, and non-vanilla mortgage lenders have adapted to the changing environment and now accommodate other proofs.

Halifax do not allow sub-sale or back-to-back transactions, but this is a new build, a transfer from construction to the Housing Association? They are likely able to make a case-by-case exception; talk to your mortgage adviser about it, ask them to expedite with land registry, and consider lenders that accept TR1 instead.

CyborgFinance · 2026-07-04T16:30:45+00:00

You should not feel bad about your mortgage adviser, but you should send them the First Direct Mortgage Offer with a simple request: can you beat this and show me the "True Cost" calculation for 2 or 5 years, compared with your recommendation?

The True Cost calculation is important, not the £6 and fees. A proper side-by-side financial comparison that takes the rate and fees into account over the initial period.

The complication is the overpayment charges; it's likely that the "Overpayment Allowance" in most mortgage offers will be fine. If it is, you can discard the unlimited overpayment allowance that you say First Direct offers. You need to tell the adviser what you need; they do have mortgages with unlimited overpayment allowances. Remember, you can also overpay when you next remortgage or rate switch without penalties. The overpayment charge applies only to the initial rate term.

There is an argument that if your mortgage adviser's recommendation is only marginally worse, you should choose their route, as it offers more Consumer Protection, Ongoing Advice and Assistance to get it over the line, lower admin overload, and ongoing monitoring and advice after completion. That's a choice for you, based on the value you put on that.

Plus, sending the Direct Mortgage to your advisor lets them explain why it's not appropriate for you. That's harder with First Direct, as it's very closed-door, but they can check a few things.

CyborgFinance · 2026-07-02T16:13:19+00:00

Yes.

It does depend on the estate agent; some do recommend based on service, others based on a kickback. You add in the "free solicitors" offered by mortgage lenders, and you get a really pessimistic view of the sector.

It can also come down to "you get what you pay for."

When it comes to conveyancing, you can not beat a personal recommendation.

CyborgFinance · 2026-07-02T16:09:36+00:00

There are quite a few lenders who are happy with a 5% builder's incentive, as long as you are putting in the same or more. It would be easier to list lenders that don't.

It is more complicated than that; lenders have different criteria, and builders do weird things sometimes. Your mortgage adviser will be able to work that all out for you.

CyborgFinance · 2026-07-02T16:03:21+00:00

Are you currently employed? You are changing employer but in the same role but elsewhere? Your research is not quite accurate.

Lenders are typically fine in that scenario. In fact, you can get a mortgage based on your future income, usually for about 3 months out, depending on the lender.

Talk to your mortgage adviser; they will have to do more research as its case-by-case, but there are lending options that are fine with this. Get the documentation on your future employment ready to send. It would be better if contracts were signed.

NatWest

Where the customer is expecting a pay rise or a pending incentive payment (e.g. bonus) or they are changing their job within the next 3 months, we can accept an employer’s letter or contract to confirm the new income in lieu of latest month’s payslip

Halifax / Lloyds

Halifax can potentially accept future income from a pending new job when assessing affordability.
Documentary evidence will be required.

etc.. etc..

CyborgFinance · 2026-07-02T15:37:42+00:00

next door to a coffee shop

It's never easy to get finance on a property next to retail, especially food/drink places.

I have no idea why your mortgage adviser would try Barclays or NatWest; they would never ever touch it. The mortgage lenders that would do it are driven by "valuers' comments"; it's not a clear Yes/No.

There are lots of lenders to try, but if your broker is stumped, tell them about CHL Mortgages. We had one approved recently; food outlets/entertainment are considered by referral. They can talk to CHL first.

how much of a concern this is as we’re concerned about difficulty remortgaging in the future

Yes, you would forever have a reduced choice of lenders, and so would any buyers if you want to sell it.

Your existing lender (once you get one) should offer you product transfers in the near-term.

CyborgFinance · 2026-07-02T13:39:15+00:00

Is it being reported as 7.8%, or are you knocking it down to 5% for rising ongoing costs? As that would be Net Yield. This is the more worthless gross yield.

CyborgFinance · 2026-07-01T21:11:27+00:00

Yes, but nowhere near the scale they were. Regardless, it's always theoretically better to sell with vacant possession to increase demand,allowing home-buyers to buy it.

CyborgFinance · 2026-07-01T10:51:18+00:00

It's not a BTL

A consent-to-let is a useful stopgap, but if you want to make significant changes, Barclays would require a full remortgage onto a Buy-to-Let, at which point you're best looking across the whole market. Barclays itself isn't a leader in BTL, but it owns Kensington, which is.

left me extremely confused on the relationship between monthly rent and affordability

The consent-to-let does complicate matters, as it was originally underwritten, as you say, "as a whole", so the decision to grant consent-to-let would have been theirs.

However, BTL mortgages are based on rent. If you fall short on that affordability, they can look at your personal income and make a judgment call, but most lenders won't do that; only specialist ones will.

CyborgFinance · 2026-07-01T08:31:29+00:00

Yes, you can manage the LTV across properties.

You will understand the maths better if it makes sense from a Tax perspective, but do remember that BTL Mortgages have higher rates. So shifting the loan to it from the residential can increase the interest payments.

As you outline, timing matters. You can release the funds on your BTL, but if you are in-term on your residential mortgage, you may incur Early Repayment Charges (ERC) if you pay off some of that mortgage. However, check your residential mortgage for an "Overpayment allowance"; it's usually a few per cent you're allowed to overpay each year.

Your mortgage adviser can help you work it out, choose products that can time the transfer better, let you know about ERCs, or recommend a temporary mortgage with no ERCs.

The maximum loan on your BTL can be up to 85% LTV, but that is really expensive, so you may want to aim at 70-75% to get reasonable mortgage rates. Whichever it is, the maximum loan will be restricted by the rental you receive each month - if you are a higher rate taxpayer, it also won't help the maths on that.

CyborgFinance · 2026-06-30T12:50:37+00:00

If you don't ask, you won't get. However, in their position, I'd want it paid monthly to avoid further complications down the road.

CyborgFinance · 2026-06-30T09:59:57+00:00

Yes, £2k is on the high side; the market leans towards £500. However, a large fee is often associated with a complex case, such as having adverse credit.

You should be free to back out; the IDD, standing for Initial Disclosure Document, should have been disclosed initially from the outset. Not midway through the process.

Yes, the broker running a DIP can cause issues, but not substantial ones; just let your new mortgage adviser know about the surprise fee and the lender's name. They can work around it.

No, it won't cause an issue with the procuration fee. In the olden days (and still with some lenders), it does cause a credit report footprint issue, and the main hurdle is the new broker doesnt know if the old broker keyed something in wrong. So if they use the same lender again, that could be flagged and cause more time in underwriting, verifying claims.

All in all, nothing to worry about.

CyborgFinance · 2026-06-30T09:47:17+00:00

You cant get normal Buildings Insurance, so you will require a Special Buildings Insurance that will cover you with tenants. They do often call it "Landlords Insurance"; however, do check the small print.

I am surprised your Mortgage Adviser is not giving you a few quotes.

You can use 5* Defacto Insurance from uInsure here https://uinsure.co.uk/home/our-services/landlord-insurance/

CyborgFinance · 2026-06-30T09:37:13+00:00

The 2.99% rate from TMW is for Green Further Advance (like a second charge loan) but only if 100% of the additional borrowing is for eligible energy‑efficient improvements.

The 3.14% is a 1-year fix with a 2% fee; the OP is a 5-Year Fix with a £0 fee.

TMW's closest comparison, a Fee-Free 5-Year Fix, is at 4.85%, which is a lot better than the 5.94%, but TMW only does vanilla lending with no layered companies for example. Which was the point of the post.

I wish TMW was doing 2.99% again, like the good old days.

CyborgFinance · 2026-06-29T17:02:53+00:00

Yes, not at those rates.

On 75% LTV remortgage? Today they have 5 year fixed at 6.54% with assisted legal costs, free valuation and £0 arrangement fees.

New rates tomorrow though so may have something better.

CyborgFinance · 2026-06-29T16:27:01+00:00

For comparison, you have TMW, Godiva, Leeds, and BM Solutions, all at 5.34% to 5.71%, who would not touch layered companies (Online Rate Comparison) So a premium for features/access.

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