Property guides

How can a mortgage broker help if your mortgage application has been declined?

If you’re getting ready to buy a home, a mortgage broker can help you to work out how much you can borrow and advise you on what sort of mortgage to take out. They’ll talk through your specific circumstances to help determine the best lender for you. And they’ll deal with the paperwork.

They will also be the best option to help you find a way forward if you’ve had a mortgage application declined by a lender.

A mortgage broker can help you at any stage of the process. You may have already started doing some research and looking at your options for getting a mortgage. Even if you’ve already submitted a Mortgage in Principle application, or a full mortgage application to a lender.

Some mortgage brokers also focus on helping buyers with specific circumstances, such as if you’re self-employed, or have adverse credit.

Yes, absolutely. Being turned down for a mortgage can feel really disappointing. But it doesn’t mean you won’t find a mortgage to suit you and your circumstances.

My application for a mortgage was unsuccessful – should I check if a mortgage broker could help?

The criteria used to assess mortgage applications varies between lenders. A broker will understand a range of different lenders’ criteria and can recommend one that is more likely to lend to you (and get an answer from the lender if they will). For example, if you’re a freelancer, or if you’ve just started a new job, or if you have poor credit history.

And if a lender has confirmed they will lend to you, but the size of the mortgage falls short of the amount you need to borrow, again a mortgage broker can help to find lenders that may extend an offer to you.

What happens during the first call with a mortgage broker?

When you first speak to a mortgage broker, they’ll ask you to tell them a bit about your current financial situation. They’ll also want to know if you’re looking to buy a home for the first time, or if you’re moving home or remortgaging. They’ll ask if you’ve already applied for a mortgage or a Mortgage in Principle, and what the outcome was. And remember, if you’ve had a decline, this doesn’t always mean that you don’t have options.

You won’t have to have any documentation ready for the first call. But if you’d like the broker to help and you’re ready to submit your next application, you’ll be asked to share your identification documents, proof of income and financial records, such as 3 months’ worth of bank statements.

The exact documents that you need to provide will depend on the lender that your broker recommends.

What questions should I ask a mortgage broker?

Your mortgage broker should let you know that they are authorised and regulated by the FCA, but it’s also a good idea to check. There are currently about 5,000 regulated broker firms in the UK.

Also, don’t be shy to ask how much they will charge and if they can help with your specific circumstances.

What sort of fee do mortgage brokers charge?

Some brokers charge a flat fee, while some go for a percentage of the amount you’re borrowing. Some brokers charge no fee at all. Brokers get paid commission from the lender, which is usually a small percentage of the size of your loan. You can ask the broker about this too, but it will also be provided in the mortgage illustration. This document outlines every detail of your mortgage deal.

Some mortgage brokers may ask for an hourly rate. If that’s the case, they’re required to tell you what might affect the number of hours they spend on your application.

The average cost of a mortgage broker varies, but you could expect to pay between £500 and £1,500. The fee might depend on the value of the mortgage, in which case, as a rule of thumb, the fee may be between 0.3% to 1% of the loan amount, or more if your case is complex.

Some broker fees will be split. The first part may be payable when you make a full mortgage application with the help of the broker, with the remainder due when the application has been accepted by a lender (this is commonly known as a mortgage offer).

If you’re not sure of how the fees work, you can ask your broker for further explanation of what you’ll be charged for using their services.

What happens after your first call with a mortgage broker?

After the initial ‘fact-finding call’, a broker will then do some research to compare your eligibility for a mortgage with all the lenders they work with, to determine which lender will be the best fit for your circumstances.

They will then call or email you to present the options to you. They’ll also talk you through the entire mortgage process, and some brokers may also provide helpful suggestions on how to make an offer on a property, and what happens during the conveyancing stage. They may also talk you through some of the options to protect your mortgage payment in the event of a reduction or loss of income due to critical illness, and life insurance.

After this call, a broker will keep you updated on each step of the process, from submitting your application through to getting the keys to your new home.

How likely is it that a mortgage broker can help me?

The criteria used to assess mortgage applications varies between lenders. A mortgage broker will offer you independent mortgage advice by looking at a broad range of lenders and will recommend one that is most likely to meet your needs.

Mortgage applications aren’t always declined by a lender due to adverse credit. It may be due to the lender’s affordability criteria, the size of your deposit, or even the property that you’re looking to buy.

It’s really helpful to understand how lenders assess affordability before you apply for a mortgage loan, and the impact that things like existing credit payments will have on how much you can borrow.

Read more: Find out how a lender determines how much you can borrow with a mortgage

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