When it comes to buying your next home, one of the first choices you’ll face is whether to go for a brand-new property or a pre-owned (second-hand) home. Each has its own pros and cons, and what works best for you will depend on your lifestyle, budget, and future plans.
Here’s a clear comparison to help you decide what’s right for you.
The Benefits of Buying a New Build Home
Move-in Ready New builds come freshly finished, meaning no need for DIY or renovations. Just unpack and settle in!
Developer Incentives Many developers offer incentives like paid legal fees, part-exchange, or help with your deposit.
Energy Efficiency New builds meet the latest UK energy efficiency standards (like EPC B or above), helping you save on heating bills.
Low Maintenance Everything’s brand new, from the boiler to the roof. You’re unlikely to face repair costs for years.
Help to Buy Options Some new builds qualify for shared ownership or developer-backed schemes.
The Drawbacks of New Builds
Price Premium New builds often come at a higher price per square foot than similar older homes.
Limited Space Some new homes have smaller rooms and gardens compared to older properties.
Snagging Issues It’s common to find minor defects ("snags") that need fixing in the first few months.
Leasehold Conditions Some new-build houses may be sold as leasehold, so always check the terms.
Why Buyers Choose Second-Hand Homes
Character and Charm Older properties often offer unique features, from high ceilings to original fireplaces.
More Space Generally, second-hand homes offer larger rooms, mature gardens, and more storage.
Established Communities You’re moving into a lived-in neighbourhood with a sense of community and infrastructure.
Scope to Renovate Many older homes come with the potential to add value through extensions or modernisation.
Things to Consider Before Deciding
Mortgage Offers: Some lenders have different criteria or rates for new builds.
Survey Results: Older homes may require more extensive surveys to check for structural or damp issues.
Warranties: New builds usually come with a 10-year NHBC warranty. Second-hand homes may not.
Chain-Free or Not: New builds are chain-free. Second-hand purchases often depend on the seller’s onward move.
how we can help
If you're looking for a hassle-free move, a new build might suit you best. If you want more character or space to grow into, then a second-hand home could be ideal.
However, if you're still unsure, we're here to help you. Windsor Hill Mortgages can help you compare mortgage options for both types and guide you through the buying journey with honest, expert advice.
Whether you're relocating, upsizing, or looking to turn your current home into an income-generating property, switching your mortgage to buy-to-let (BTL) can be a smart move. But it’s not as simple as just finding a tenant and collecting rent. Here's what you need to know before making the switch.
What Does Switching to Buy-to-Let Mean?
Switching means moving from a residential mortgage (used for homes you live in) to a buy-to-let mortgage, which is specifically designed for rented properties. This change needs your lender’s approval and might involve new terms, rates, or even a new mortgage product.
Option 1: Consent to Let
If you're only renting out your home for a short period (e.g. relocating temporarily), your lender may offer "consent to let" on your current residential mortgage.
Usually valid for 6 to 12 months
May involve a fee or a slightly higher interest rate
Doesn’t require switching to a full BTL mortgage
This is a good short-term solution, but not ideal if you plan to rent long-term.
Option 2: Remortgage to Buy-to-Let
If renting your property is a long-term plan, you’ll likely need to remortgage to a dedicated buy-to-let product.
What Lenders Usually Require:
A rental income that covers 125% to 145% of the mortgage payments
A deposit or equity of at least 20-25%
A good credit history and financial stability
Sometimes, personal income checks too
You may also face different mortgage fees and interest rates compared to residential products.
Considerations Before Switching
Early Repayment Charges (ERCs): If you're mid-deal on your current mortgage, check whether switching will incur ERCs.
Permission Required: Never rent out your home without informing your lender – it can breach your mortgage terms.
Landlord Responsibilities: Switching means complying with landlord regulations – including safety certificates, deposit protection, and insurance.
Why People Switch
Moving home but keeping the current property as an investment
Inheriting a property and wanting to rent it out
Long-term relocation abroad or within the UK
how we can help
Our advisors guide you through every step of the switch, from checking your current deal to finding the most competitive BTL mortgage for your new plans.
Whether you need consent to let or a full remortgage, we’re here to make it easy and stress-free.
If you're planning to move home but love your current mortgage deal, you might be wondering: can I take it with me? The good news is, many mortgages are "portable", meaning you can transfer your existing deal to your new property.
Here’s how it works, and what you should know before making the move.
What is Mortgage Porting?
Porting means transferring your current mortgage deal (including the interest rate and terms) to a new property when you move home.
It can be a great option if you’re locked into a competitive fixed-rate deal and want to avoid early repayment charges.
When Does Porting Make Sense?
You’re mid-way through a fixed-rate mortgage deal
You want to keep your current interest rate
You’re moving to a home of similar value (or need only a small top-up)
How Does the Process Work?
Even if your mortgage is portable, your lender will still need to assess your affordability for the new property.
You may need to:
Submit a new mortgage application
Provide updated income and expenditure details
Pay valuation and arrangement fees
If your new home is more expensive, you may need to borrow extra, and the additional borrowing could be at a different interest rate.
What to Watch Out For
It’s not automatic: Porting is often subject to underwriting checks and approval
Fees may apply: Some lenders charge valuation or admin fees to port your deal
Additional borrowing may be on different terms
Not all deals are portable: Check your mortgage terms or ask your advisor
Pros of Porting Your Mortgage
Keep your existing rate (if it’s better than current market offers)
Avoid early repayment charges
Maintain continuity with your lender
Cons to Consider
Extra borrowing might be at a higher rate
You’ll still need to reapply and meet affordability criteria
You may not be able to port if your circumstances have changed (e.g. new job or reduced income)
how we can help
Before you make a move, talk to our expert advisors. We’ll check whether porting is possible and in your best interest, and help you explore all your options, including better deals available elsewhere.
Choosing a mortgage is one of the biggest financial decisions you'll make, and having the right advisor by your side can make a world of difference. But to get the most out of your mortgage advice, you need to ask the right questions.
Whether you're a first-time buyer, remortgaging, or investing in a buy-to-let, here are the top questions to ask your mortgage broker before you commit.
1. Do you have access to the Whole of Market?
This means your broker can access mortgage deals from a wide range of lenders, not just a limited panel. It gives you a better chance of finding the right deal for your circumstances.
2. What Deposit Will I Need?
Depending on the lender and your situation, you might need anything from 5% to 25% or more. Your broker can also explain how deposit size affects interest rates.
3. What Type of Mortgage is Best for Me?
Fixed-rate? Tracker? Offset? Your broker should explain the pros and cons of each option based on your financial goals and monthly budget.
4. How Much Can I Borrow?
They should assess your income, outgoings, and credit profile to give you a realistic borrowing range, and help you avoid overstretching.
5. What Fees Do You Charge?
Some brokers charge a flat fee, some charge a percentage of the mortgage, and others are paid by the lender. Always ask upfront so there are no surprises later.
6. How Long Will the Application Take?
Some lenders move faster than others. Your broker should give you a timeline from decision in principle to full mortgage offer.
7. Will My Credit Score Affect My Application?
A good broker will explain how your credit history might impact your choices, and suggest steps to improve your profile if needed.
8. Can You Help with Protection Too?
It’s worth asking about life insurance, critical illness cover, or income protection. These policies can safeguard your home if your circumstances change.
9. What Happens After My Mortgage Is Approved?
Your broker should help guide you right through to completion, including chasing solicitors, liaising with estate agents, and making sure the lender has everything they need.
10. Will You Review My Mortgage in the Future?
Great brokers offer ongoing support and will check in when your deal is due to expire to help you avoid slipping onto a higher standard rate.
how we can help
At Windsor Hill Mortgages, we welcome your questions and we believe there’s no such thing as a silly one.
Our friendly team offers clear, honest advice and walks with you every step of the way. We’re whole-of-market and here to help you feel confident in every decision.
When buying a home, most people focus on location, price, and layout. But there's another important detail that can affect your finances and future plans: whether the property is freehold or leasehold.
Understanding the difference can save you from surprises down the line. Here’s a simple guide to help you decide what’s right for you.
What Does Freehold Mean?
If you buy a freehold property, you own both the building and the land it stands on. You are fully responsible for maintaining the property, including the roof, walls, and garden.
Most houses are freehold
No ground rent or service charges
You can make changes (within planning rules) without asking a landlord
What Is Leasehold?
With a leasehold, you own the property for a set period, but not the land it sits on. The land remains owned by the freeholder (sometimes called the landlord).
The lease term matters — anything under 80 years can make mortgages harder to get
Most flats and some new-build houses are leasehold
You may pay ground rent, service charges, and permission fees to the freeholder
Key Differences at a Glance
Feature
Freehold
Leasehold
Ownership
Building + land
Building for set lease term
Ground rent
None
Usually required
Service charges
Uncommon
Common in blocks of flats
Permissions needed
Not usually
Often required for alterations
Lease length issues
Not applicable
Under 80 years may affect resale/mortgage
Things to Watch Out For With Leasehold
Short leases can reduce property value and increase difficulty getting a mortgage.
High service charges can add significant ongoing costs.
Permission fees may be required for even minor changes like replacing windows.
Ground rent increases could be built into the lease – check the small print!
Can You Extend or Buy the Freehold?
Yes. Leaseholders usually have the right to extend the lease or buy the freehold after owning the property for a certain period. It can be complex, but there are legal protections to support you.
Which Is Right for You?
Unsure? Speak to a mortgage broker and solicitor before committing.
Buying a house? Aim for freehold if possible.
Buying a flat? Leasehold is common – just check the lease length, costs, and conditions.
how we can help
Whether you're looking at freehold or leasehold homes, getting into the property ladder doesn’t need to be stressful. At Windsor Hill Mortgages, we help clients:
Explain what the ownership terms mean for your mortgage
Help you understand additional costs
Recommend trusted legal advisers for lease reviews
What to do (or not do) Before Applying for a Mortgage
If you're planning to apply for a mortgage, your credit score will play a major role in what deals you’re offered or even whether you’re approved. Lenders use your credit history to judge how reliable you are with borrowing. A higher score usually means better interest rates and more mortgage choices.
Here are simple, practical steps you can take to give your credit score a healthy boost before applying for a mortgage.
1. Check Your Credit Report
Start by reviewing your credit report with all three major UK credit reference agencies: Experian, Equifax, and TransUnion. Make sure there are no errors or fraudulent activity.
2. Get on the Electoral Roll
Lenders like to see stability, and being on the electoral roll at your current address boosts your score. It’s an easy win and shows you're traceable.
3. Pay Bills on Time
Your payment history is one of the biggest factors in your credit score. Set up direct debits to ensure your bills, credit cards, and loan payments are always on time.
4. Keep Credit Use Low
Try not to use more than 30% of your credit limit. This shows lenders that you're managing your credit well and not over-reliant on borrowing.
5. Avoid Applying for New Credit
Every application leaves a mark on your report. Avoid taking out new loans, credit cards, or finance agreements in the months leading up to your mortgage application.
6. Don’t Close Old Accounts
Older credit accounts show lenders a longer credit history, which can be a positive. Keep them open, even if you rarely use them.
7. Check for Financial Links
If you once had a joint account or credit with someone else, you could still be financially linked. If you're no longer connected, ask the credit agency to remove the association.
8. Consider a Credit-Building Card
If you have a thin credit file or a poor score, using a credit-building card responsibly for small purchases and repaying in full each month can help improve your rating.
how we can help
Getting into the property ladder doesn’t need to be stressful. At Windsor Hill Mortgages, we help clients:
The UK property market continues to attract international buyers looking for a stable investment, a second home, or a future base for work or family. If you're considering buying a property in the UK from overseas, there are some important steps and details to understand before diving in.
Here’s a clear guide to help you navigate the process.
Why Invest in UK Property?
Stable market: The UK housing market remains one of the most resilient globally.
Strong rental demand: In cities and university towns, rental yields are attractive.
Legal ownership rights: Foreign buyers have the same property ownership rights as UK residents.
Who Can Buy?
There are no legal restrictions on foreign nationals buying property in the UK. You don’t need a visa or permanent residence to own a home here. However, the process can be more complex if you need a mortgage.
Financing as a Non-Resident
Exchange rates: Currency fluctuations can affect how much you pay.de translated and certified income documents, bank statements, and proof of identity.
Specialist lenders: Many mainstream banks don’t lend to overseas buyers, but brokers can access lenders who specialise in expat and foreign national mortgages.
Higher deposit requirements: Typically 25-40% of the property value.
Proof of income: Expect to provide translated and certified income documents, bank statements, and proof of identity.
Legal & Tax Considerations
Stamp duty: Overseas buyers pay an additional 2% surcharge on top of standard stamp duty rates.
Solicitor: Choose a UK-based conveyancer familiar with overseas transactions.
Tax on rental income: If letting the property, you'll pay income tax on UK earnings. Register with HMRC under the Non-Resident Landlord Scheme.
Capital gains tax: You may need to pay UK capital gains tax if you sell the property at a profit.
Practical Tips for Overseas Buyers
Work with a UK mortgage broker who can handle international applications.
Choose the right property for your goals — student housing, city flats, or family homes.
Visit in person if possible, or arrange virtual tours and local surveys.
Plan for ongoing costs, including service charges, ground rent (for leaseholds), insurance, and maintenance.
how we can help
Buying from abroad doesn’t need to be stressful. At Windsor Hill Mortgages, we offer tailored guidance for overseas buyers:
Recommendations for trusted solicitors and surveyors
If you’re planning to buy a home, remortgage, or invest in property, you might be wondering: do I need a mortgage broker?
While it’s possible to go directly to a lender, working with a broker like Windsor Hill Mortgages can save you time, stress, and potentially thousands of pounds.
Here’s what a mortgage broker actually does – and why they might just be your best ally in the home-buying process.
What Is a Mortgage Broker?
A mortgage broker is a qualified professional who acts as a go-between for you and mortgage lenders. Their job is to:
Understand your financial situation and property goals
Search the market for the most suitable mortgage deals
Explain your options in plain English
Help you apply and stay on track through to completion
What Are the Benefits of Using a Broker?
1. Access to More Deals
Many of the best mortgage products aren’t available directly to the public. Brokers have access to a wide panel of lenders, including high street banks, specialist lenders, and exclusive broker-only deals.
2. Save Time and Hassle
Applying for a mortgage can be time-consuming and complex. A broker handles the paperwork, liaises with the lender, and keeps things moving, so you don’t have to chase updates.
3. Tailored Advice
Your financial situation is unique, and so is your mortgage. A broker considers your income, deposit size, credit history, and long-term plans to recommend a product that truly fits.
4. Support for Complex Cases
If you're self-employed, have irregular income, or want a buy-to-let mortgage, a broker can help find lenders who are more flexible or experienced with your situation.
5. Help Beyond the Mortgage
Brokers don’t just stop at the loan. At Windsor Hill Mortgages, we also help you secure:
Life insurance and critical illness cover
Buildings and contents insurance
Landlord protection if you’re letting out a property
When Should You Speak to a Mortgage Broker?
It’s a good idea to contact a broker:
If your circumstances have changed (e.g. new job, divorce, or income drop)
Before you start house hunting (to find out how much you can borrow)
When your fixed rate is ending and you want to remortgage
how we can help
As a Bath-based brokerage, we offer personalised, jargon-free advice whether you're a first-time buyer, home mover, or landlord. We take the time to get to know you, explain your options clearly, and handle everything from application to offer.
If you're buying or selling a property in the UK, there's one document you can’t afford to ignore: the Energy Performance Certificate (EPC). It not only tells you how energy-efficient a home is, but it can also influence the property's value, running costs, and even your mortgage eligibility.
What Is an EPC?
An EPC is a legal requirement for nearly all homes being sold or rented in the UK. It rates the energy efficiency of a property on a scale from A (most efficient) to G (least efficient), and includes:
Estimated energy costs
A summary of energy performance features
Recommendations to improve efficiency
Why Does It Matter?
For Buyers: A better EPC rating usually means lower energy bills.
For Sellers: A higher rating can make your property more attractive and potentially increase its value.
For Landlords: You legally need a rating of E or above to rent out a property — and upcoming changes may raise this requirement to C in future years.
How to Improve an EPC Rating
If your EPC rating is low, here are some upgrades that could help:
Installing loft or wall insulation
Upgrading to a modern boiler or heating system
Switching to LED lighting
Adding double or triple glazing
Using renewable energy sources like solar panels
Government-backed schemes and local grants may help cover the cost of some improvements.
How Long Does an EPC Last?
An EPC is valid for 10 years, but if you’ve made energy upgrades since your last assessment, it’s worth getting a new one before selling to reflect the improved rating.
What If a Property Has No EPC?
It’s a legal requirement to have a valid EPC when a property is put on the market. Sellers or landlords without one could face a fine, and estate agents typically won’t list your property without it.
EPCs and Green Mortgages
Some lenders now offer green mortgage incentives for properties with high EPC ratings. This could mean better rates or cashback offers, especially if you’re buying an energy-efficient new build.
how we can help
At Windsor Hill Mortgages, we work with buyers, sellers, and landlords to:
If you own a rental property, standard home insurance won’t cut it. As a landlord, you need specialist cover to protect your building, contents, and rental income. Whether you’re letting out a single flat or managing a portfolio, landlord insurance is a must-have for your peace of mind and long-term financial security.
What Is Landlord Insurance?
Landlord insurance is designed for properties that are rented out to tenants. It offers protection against the unique risks that come with letting a property, including:
Damage caused by tenants
Loss of rent if the property becomes uninhabitable
Legal expenses in case of disputes
What Does It Typically Cover?
While policies vary, most landlord insurance products include:
Buildings Insurance Covers the structure of the property against risks such as fire, flooding, storm damage, and vandalism.
Contents Insurance Protects items you provide in a furnished property, such as white goods, furniture, and curtains. It does not cover your tenant's belongings.
Property Owners’ Liability Covers legal costs and compensation if a tenant or visitor is injured on the premises due to negligence (e.g. a broken stair).
Loss of Rent Cover Compensates you for lost rental income if the property is damaged and becomes uninhabitable.
Legal Expenses Covers legal costs associated with tenant disputes, evictions, or property damage claims.
Optional Extras You May Want to Add
Accidental Damage – Covers unintentional harm to fixtures and fittings.
Malicious Damage by Tenants – Specifically for damage caused on purpose.
Rent Guarantee Insurance – Helps cover missed rental payments if a tenant defaults.
Why It Matters
Letting out a property is a serious investment, and without the right protection, you could face significant costs. From burst pipes to boundary disputes, unexpected events can quickly eat into your rental income or capital value.
Some mortgage lenders also require landlord insurance as a condition of the loan, so it’s worth checking your policy requirements.
Speak to the Experts
Choosing the right landlord insurance can be confusing, especially with so many add-ons and exclusions to consider. At Windsor Hill Mortgages, we work with trusted providers to help landlords:
