When it comes to selling your home, it’s natural to want to be involved. After all, this is likely a place full of memories and meaning. But if you’re wondering whether it's better for you or your estate agent to handle the viewings, it's a question worth thinking through carefully. I recently read an email from a seller who had been trying to move for six months. His wife insisted on attending every viewing and guiding potential buyers through the house, sharing family stories and pointing out both the highlights and the bits that still needed work. While it came from a good place, the couple hadn’t had any offers. It got me thinking. Does being present at viewings help or hinder a sale? Let’s explore the pros and cons, and why your best move might be to step back, even if it feels unnatural. Emotion vs. Strategy When you’ve lived somewhere for years, especially if you raised a family there, the house is more than bricks and mortar. But potential buyers are looking at it from a very different perspective. They’re imagining their own future, not revisiting someone else’s past. That emotional connection can actually make it harder for buyers to picture themselves living there. If the current owner is walking them through their memories and pointing out sentimental details, it can get in the way of the buyer making their own mental picture. The intention might be warm and helpful, but the effect can be off-putting. Buyers need space, both literally and mentally, to imagine their life in the property. Estate Agents Know How to Read the Room A good estate agent is trained to spot what matters to different buyers. Some will care about the view from the kitchen window. Others will want to talk about school catchments or the potential for an extension. Your agent will tailor the viewing to that person. They’ll ask the right questions, highlight the features that suit the buyer, and steer the conversation based on what they’re picking up from the room. It’s more than a walk-through. It’s a carefully judged conversation. Buyers are also more honest with an agent than they will be with you. If they don’t like something or want to discuss knocking through walls, they’ll speak more freely without worrying about offending the current owners. That honesty is valuable. It gives you useful feedback and helps the agent gauge serious interest. Second Viewings Are Different Now, I’m not saying there’s never a place for the owner to be involved. If a buyer is coming back for a second viewing and is close to making a decision, that might be the time for a brief chat. Maybe they want to know how noisy the road is at night, or how often the neighbours mow the lawn. In those moments, the owner's insight can be helpful. But on a first viewing, less is more. Let the buyer experience the house for themselves. What You Can Do Instead If you really want to share something about the property’s character or history, consider writing a short note that your estate agent can give to viewers. It could include the year you renovated the kitchen or a mention of the blooming wisteria in spring. That keeps the human touch without getting in the way of the viewing. Better still, focus your efforts on presentation. Tidy the entrance, clear away clutter, and give everything a quick refresh where needed. A clean, open space makes a stronger first impression than any guided tour. Also, talk to your agent about scheduling. Having several viewings back to back creates a subtle sense of competition. It shows buyers they’re not the only ones interested, which can help speed up decisions. It’s understandable to feel protective over a home you’ve loved for years. But selling well means stepping back emotionally and letting the professionals do their job. Let your agent take the lead on viewings. Use your energy to prepare the house and keep things tidy. You’ll be giving potential buyers the best possible chance to fall in love with it.

After a steady decline earlier this year, inflation in the UK has crept up again, landing at 3.5% in April. For many homeowners and savers, this kind of headline figure can feel like just another number in the news cycle. But in practice, it has a very real impact on both your mortgage repayments and your savings. Let’s break down what this shift in inflation means for you. Inflation and Interest Rates: The Big Picture The Bank of England uses interest rates as one of its main tools to control inflation. When inflation rises above the government’s 2% target, interest rates tend to stay higher for longer in an attempt to keep the economy in check. The rise in inflation this April has made it less likely that we’ll see interest rates fall quickly or dramatically in the short term. While there were hopes earlier in the year that rates might be reduced more aggressively, economists are now predicting a slower pace, possibly only one more rate cut for the rest of 2025. In fact, some projections suggest that inflation may not return to the 2% target until 2027. This directly affects mortgages and savings in different ways. How Inflation Affects Mortgages If you’re a homeowner or thinking about buying, inflation and interest rates are two sides of the same coin. Over the past couple of years, rising interest rates have made mortgage repayments more expensive for many people, especially those who came off fixed-rate deals and had to refinance at a higher rate. Although interest rates have come down slightly this year, many mortgages still carry rates above 5%, particularly for higher loan-to-value products. At the other end of the scale, some competitive fixed-rate deals are now available below 4%, showing how much pricing varies depending on deposit size, credit profile, and lender appetite. So where does inflation come into this? If inflation stays higher than expected, it becomes less likely that the Bank of England will lower interest rates in the near term. That, in turn, influences the rates lenders offer. Most mortgage products are priced based on market expectations, which are reflected in swap rates. These are forward-looking and respond quickly to inflation figures and policy signals. In simple terms, if inflation is on the rise, it can dampen the prospects of more affordable mortgages appearing any time soon. What This Means for Existing Borrowers If you’re already on a fixed-rate deal, rising inflation won’t immediately change your monthly payments. However, if your deal ends in the next 6 to 12 months, the current inflation environment could influence the type of rate you’re offered when you remortgage. For those on tracker or variable rate mortgages, any delay in a base rate cut means your repayments could stay higher for longer. Staying in close contact with a mortgage adviser is essential in this environment, especially if you’re considering switching products or moving home. The Flip Side: What About Savings? While higher inflation puts pressure on borrowers, it can be equally challenging for savers. When inflation rises and interest rates are expected to stay elevated, banks are less inclined to offer competitive savings rates. Already this year, savings rates have dipped slightly. At the start of 2025, we saw easy access accounts paying around 5%. Now, most hover just above 4%, and the competition has slowed. The key issue here is that if inflation continues at 3.5% and your savings earn only 4%, the real value of your money barely grows. Worse, if your rate is below inflation, the purchasing power of your cash is effectively shrinking. Let’s put it another way. If inflation averages 3% for the next two years, £100 in your savings account will only be worth around £94 in real terms by the end of 2026. This is why it is so important to review your savings accounts regularly. Make sure you’re getting the best rate possible, and consider whether a fixed-rate ISA or even longer-term investing might suit your goals. Final Thoughts Rising inflation doesn’t just affect abstract economic indicators. It shapes your household budget, your mortgage repayments, and the return on your savings. Whether you’re buying your first home, managing a remortgage, or planning for the future, staying informed about inflation and interest rate trends can help you make smarter financial decisions. If you’re unsure what this means for your mortgage or savings, now is a great time to give me a call . Understanding your options could save you money - or help protect what you’ve already worked hard to build.

Most people know that buying a home involves getting a mortgage. What’s less clear is what a mortgage adviser actually does. I get asked this all the time, and the truth is, it’s more than just hunting for interest rates. Understanding Your Situation First things first, I take the time to understand your financial situation. That means looking at your income, your outgoings, any debts, how much you’ve saved, and what your plans are. Whether you're a first-time buyer, moving house, remortgaging or investing in a buy-to-let, the right mortgage depends on your circumstances. There isn’t a universal great deal, there’s only what’s right for you . I help you figure out how much you can borrow, what kind of monthly payments are realistic, and what lenders are likely to say yes. That saves you from going after deals you might not actually qualify for. Comparing the Market Properly Yes, comparison sites exist. But what they don’t do is tell the full story. The lowest rate on the screen might come with fees that make it more expensive than another deal. Or it might only be available to people with a very high credit score and a large deposit. I have access to a wide range of lenders, including some that don’t appear on the usual websites. That means I can see options you might not be aware of. I also understand how different lenders assess risk. Some are more flexible with freelancers or contractors. Others are more relaxed about credit blips. Knowing where to look matters. Managing the Application This is the part people often underestimate. A mortgage application is not just a form you fill in and submit. It’s a process that involves bank statements, payslips, ID checks, credit history, and often back-and-forth with underwriters. If something’s missing or unclear, it can slow things down or derail the whole thing. I handle that process. I make sure everything is in order before it’s sent off, speak to the lender on your behalf, and deal with any follow-up requests. That cuts down on delays and helps you avoid unnecessary stress. Protecting Your Plans Getting the mortgage offer is a big step. But I also help you think beyond the approval. What happens if you lose your income, fall ill, or pass away? I advise on protection too. Not because I’m trying to upsell you, but because it’s part of doing the job properly. For most people, a mortgage is the biggest financial commitment they’ll ever make. So it makes sense to have a plan that keeps everything secure, even when life doesn’t go to plan. Why It Matters In short, a mortgage adviser is someone who works for you , not the bank. I help you understand your options, avoid mistakes, and get a mortgage that actually fits your life. I take the time to explain things clearly, flag any risks, and give you honest advice, even if that means telling you to wait. It’s not about pushing you to get the biggest loan. It’s about helping you make a smart choice that you’ll still feel good about five years from now. If you’re thinking about a mortgage, whether it’s your first or your fifth, it’s worth having someone on your side who knows what they’re doing. You don’t need to figure it all out alone. I’m here if you want to talk it through, please get in touch. The FCA does not regulate some forms of Buy to Let Mortgages.

When you're thinking about buying a home, it's easy to get lost in a sea of paperwork, acronyms and bank jargon. Two terms that often get confused are Mortgage in Principle  and Mortgage Offer . They sound similar, but they mean very different things. If you're serious about buying, understanding the difference can save you time, stress, and potentially even your dream home. Let me break it down simply. What is a Mortgage in Principle? A Mortgage in Principle (sometimes called an Agreement in Principle or Decision in Principle) is an initial statement from a lender. It tells you how much they might be willing to lend you based on a basic overview of your finances. This isn’t a commitment. It’s more like a financial "maybe." To get one, the lender will usually ask for some basic information about your income, outgoings, credit history, and how much deposit you’ve saved. Some lenders will run a soft credit check, which doesn’t affect your credit score. Others might do a hard check, which will leave a mark on your credit file, so it’s worth asking before you apply. Once issued, a Mortgage in Principle usually lasts 60 to 90 days. It’s not legally binding, and it doesn’t mean your mortgage is guaranteed. But it can be incredibly helpful when you're house hunting. Sellers and estate agents take you more seriously if you can show you've already spoken to a lender and have a ballpark figure for what you can afford. What is a Mortgage Offer? This is the big one. A Mortgage Offer is a formal document from a lender confirming that they are willing to lend you a specific amount for a particular property. It comes after you've submitted a full mortgage application and the lender has reviewed everything in detail. At this stage, you’ll have gone through credit checks, affordability assessments, and the lender will have arranged a valuation on the property. If all goes well, they issue a Mortgage Offer, which is legally binding and usually valid for 3 to 6 months. This is the green light. Once you have your offer, you can move forward with exchanging contracts and completing your purchase. Key Differences at a Glance Mortgage in Principle Mortgage Offer Binding? No Yes When? Early stage of home search After full application and checks Purpose To get an estimate and show intent To formally secure the loan Checks Involved Basic details, credit check Full financial review and property valuation Why Both Matter One gives you confidence to start your search. The other gets you over the finish line. In a competitive market, having a Mortgage in Principle can give you an edge over other buyers. And once you’ve had an offer accepted, securing the Mortgage Offer is what gets you the keys. But here’s the thing: people often confuse the two, or assume that once they’ve got a Mortgage in Principle, they’re good to go. I’ve seen clients caught off guard when lenders ask for extra documentation or change the terms. That’s why getting the right advice at the start makes all the difference. How I Can Help This is where I come in. I guide clients through the entire process, from that first Mortgage in Principle to the moment the lender issues the final offer. I make sure everything is in order, flag any potential issues early, and work to get you a deal that suits your situation. Please get in touch if you’d like more help or advice.

With the property market constantly in the spotlight, it’s understandable if you're asking whether now is the right time to buy a home. You might be reading headlines about inflation, house prices adjusting, or speculation around the economy. So here’s a clear answer. There isn’t a universal “right time” to buy. It depends on your situation. But there are facts that can help you decide. What the Market Is Actually Doing The UK property market has seen some cooling in recent months. According to the Office for National Statistics, average UK house prices rose by 5.4% over the 12 months to February 2025. That’s slower than previous years, but still shows steady growth rather than a sharp fall. In some regions, prices are holding firm. In others, especially where demand has dropped, there’s been a slight dip. For first-time buyers, this can be an opportunity to step in at a more favourable price point. What’s Happening with Interest Rates? Now to the money question. Mortgage rates are falling. After a long period of increases through 2022 and 2023, the Bank of England has shifted direction. The base rate currently stands at 4.25%, down from its recent peak of 5.25% in 2024. Inflation is easing and markets are pricing in further reductions throughout 2025. Lenders have already started cutting fixed-rate mortgage deals, with many now below 4%, particularly for those with strong deposits. This shift has made borrowing more affordable again. If you were holding off because rates felt too high, it’s worth reassessing now. Can You Time the Market? Everyone wants to buy at the perfect moment. But let’s be honest. Timing the property market is about as reliable as predicting the weather three weeks out. What matters more is your own readiness. If you're financially stable, have a deposit saved, and are planning to stay in a home for a few years or more, then short-term price fluctuations are less relevant. Trying to wait for the absolute lowest point might mean missing a property that suits your needs. I’ve seen clients delay, hoping for a drop, only to come back months later and pay more or lose the home they really wanted. So Should You Buy Now? It depends on your situation, not the headlines. Here are some things to consider: Do you have a stable income? Is your deposit in place? Have you found a home that suits your life, not just your spreadsheet? Are you planning to stay in the property for at least 3 to 5 years? If you’re ticking those boxes, now could absolutely be the right time to buy. And if you're not sure, that’s fine too. So, is now a bad time to buy? No. It’s a changing time. And change brings both challenges and opportunities. The key is making a move that fits your life and your numbers. If you're thinking about buying and want to talk through your options, I’m here to help, please get in touch .

If you're self-employed and looking to get a mortgage, you might feel like the odds are stacked against you. It can seem like lenders speak a different language, and the paperwork alone can be overwhelming. That’s where professional guidance makes all the difference. What Is a Self-Employed Mortgage? Despite the name, there’s no separate mortgage product for self-employed people. You’ll be applying for the same types of mortgages as everyone else. The key difference is how your income is assessed. Because you don’t have payslips from an employer, lenders need to see other forms of proof that your income is reliable and can cover monthly repayments. What Will Lenders Ask For? The documents you’ll need depend on how your business is structured. Whether you’re a sole trader, part of a partnership, a limited company director or a contractor, the goal is the same to show that your income is consistent and sustainable. Lenders often ask for: SA302 forms or tax year overviews from HMRC Full tax returns Business accounts Recent bank statements Most lenders prefer to see at least two to three years of financial records. But if you’ve only been trading for a year, don’t assume that means you’ll be turned down. It’s still possible to find a suitable lender if the rest of your profile is strong. Why It Helps to Work With a Mortgage Adviser Getting a mortgage when you’re self-employed can be more complex, but it’s not something you need to do alone. A mortgage adviser will help you understand what’s needed, collect the right documents, and match you with lenders who are comfortable working with self-employed applicants. Some mortgage deals are only available through brokers and can be more flexible with their criteria. Having access to those can open doors you might not have found on your own. More than that, it’s about support. Knowing someone is handling the details and representing your case can lift a huge weight off your shoulders. Ready to Get Started? Being self-employed shouldn’t stand in the way of buying a home. With the right advice and preparation, you can feel confident about applying and increase your chances of success. If you’re thinking about a mortgage, get in touch and let’s talk about how we can make it happen.

If you need access to a large sum of money quickly, a bridging loan could provide a practical short-term solution. Whether you are buying a new property before your current one has sold, funding a renovation, or snapping up a time-sensitive deal at auction, bridging finance can help you act fast. However, bridging loans do come with a range of costs and fees that are often higher than traditional mortgages. Here’s a breakdown of what to expect and how to keep your borrowing as cost-effective as possible. Why choose a bridging loan? Bridging loans are most commonly used in property transactions, especially when there’s a timing issue to overcome. For example, if you are downsizing and have equity tied up in your current home, a bridging loan can help you complete on your next property without having to wait for a sale. They are also popular among investors, developers, and buyers looking to move quickly or renovate a property that would not yet qualify for a standard mortgage. In these cases, speed is often the biggest advantage. What fees are involved? 1. Interest rate - Bridging loans usually charge monthly interest, typically between 1% and 2%. Because they are short-term loans, the interest is calculated differently to traditional mortgages. The total cost adds up quickly if the loan runs for longer than planned, so knowing your exit strategy is crucial. 2. Deposit - Most lenders will require a minimum deposit of 25% of the property’s value. Some may go higher, depending on the level of risk. A bigger deposit could help you secure a lower interest rate. 3. Product or arrangement fee - This is the lender’s fee for setting up the loan. It is usually between 1.5% and 3% of the loan amount and is often added to the loan rather than paid upfront. Larger loans may attract lower fees, but this varies between lenders. 4. Survey or valuation fee - Lenders will arrange a valuation to confirm the property is worth the amount you wish to borrow. The cost depends on the property’s value but typically ranges from £250 to £1,000. 5. Redemption fee - Once the loan is repaid, a redemption fee covers the cost of removing the legal charge from the property. This is generally between £100 and £150. 6. Legal fees - As with any property loan, legal work is required. In bridging finance, you will often need to pay the lender’s legal fees as well as your own. 7. Drawdown or admin fee - Some lenders charge an admin fee for releasing the funds. This typically ranges from £300 to £500. 8. Exit fee - While many bridging loans allow early repayment without penalty, some lenders charge an exit fee. This is usually around 1% to 1.25% of the loan. 9. Telegraphic transfer fee - This covers the bank’s cost of sending the loan funds to your solicitor and usually costs around £25. 10. Broker fee - If you work with a specialist broker, there may be a fee involved. This could be a fixed cost or a percentage of the loan, usually between 0.5% and 2, I will always make this clear from the outset. When are fees paid? Some fees, such as legal, survey, and broker charges, are typically paid upfront. Others, including arrangement fees and interest, can often be added to the loan and paid when the loan is repaid. Keep in mind that adding fees to the loan means you will also pay interest on them. How is interest paid? You can choose how to manage interest payments: Monthly payments:  You pay the interest each month, so only the original loan amount needs to be repaid at the end. Deferred interest:  The interest builds up and is paid in full with the loan at the end of the term. Retained interest:  The lender calculates the total interest in advance and adds it to your loan. If you repay early, you may receive a refund for unused interest. For regulated loans (those secured against your main home), the interest is usually repaid in full at the end. Unregulated loans offer more flexibility and may allow monthly or deferred options. What about stamp duty? If you use a bridging loan to buy a second property before selling your first, you will need to pay the additional stamp duty surcharge that is between 3% and 4% of the purchase price, depending on the location of the property within the UK. However, this can be reclaimed if you sell your previous home within three years of completion. How can you reduce bridging loan costs? You may be able to lower your costs by: Offering more than one property as security Providing a larger deposit Having a strong credit history Using a first-charge loan rather than a second-charge loan I can guide you through these options and help you decide which route is most cost-effective.   Need help with bridging finance? Bridging loans can be incredibly useful in the right situation, but they are not cheap and should always be considered carefully. If you want advice on whether bridging finance is suitable for your circumstances please get in touch .   The FCA does not regulate some forms of Bridging Loan mortgages

Whether you are relocating, starting a new chapter in your career, or simply making a fresh start, changing jobs is a big life event. If you are also looking to buy a home, you might be wondering if a new job will get in the way of mortgage approval. The good news? It does not have to. With the right guidance and lender, securing a mortgage with a new job on the horizon is absolutely possible. Can I Get a Mortgage If I’ve Just Started a New Job? Yes, you can. Some lenders are happy to consider applicants who have only just started a new job or are about to. If you have a permanent job offer and a signed contract, you may even be able to apply before your first day. What If I’m on a Fixed-Term Contract? It can be a bit trickier, but not impossible. Certain professions, such as trainee solicitors or supply teachers, often start on fixed-term contracts. Some lenders are familiar with this and will still consider your application, particularly if the role is common in your industry and your income is stable. Do I Need to Wait Until I’ve Passed My Probation? Not always. While some lenders prefer you to be through your probation period, others will accept applications as long as your contract is permanent and your income is confirmed. This is where working with a broker myself can really help - I know which lenders take a flexible approach. Can I Apply with Just a Job Offer Letter? Yes, in many cases you can. Some lenders are willing to offer a mortgage based on your job offer letter and signed contract, especially if your start date is within the next three months. You will likely need: A signed employment contract stating your salary and start date A formal job offer letter A letter from HR confirming your position (if requested) What If This Is My First Job? Even if you are just entering the workforce, mortgage options are still available. You may need a larger deposit if you have little or no credit history, and some lenders will want to see at least six months of employment history. I can help you assess your eligibility and match you with the most suitable lender. How Much Can I Borrow? Typically, lenders will offer up to 4.5 times your annual salary. In some cases, if your income is over £60,000 or you are a first-time buyer with a solid financial profile, you may be eligible for 5 or even 6 times your income. Lenders will also review your monthly outgoings, including debts and other financial commitments, before confirming how much you can borrow. Will My Deposit Need to Be Larger? Not necessarily. You may be able to secure a mortgage with as little as 5% deposit. However, if you are on a fixed-term contract or have limited credit history, a bigger deposit could improve your chances and help you access better rates. Are Interest Rates Higher with a New Job? Not always. Interest rates are usually based on your overall financial profile, not just how long you’ve been in your job. I will compare mortgage products and lenders to find a competitive deal available, taking all costs into account - not just the interest rate. What If I’ve Moved for Work? If you have relocated for a new job, lenders will want to ensure the home you are buying is within a reasonable commuting distance. If you are working remotely, a letter from your employer confirming your remote work arrangement may be required. What Documents Will I Need? To apply for a mortgage with a new job, you will typically need: Your signed employment contract A job offer letter (if available) Recent bank statements Proof of deposit Proof of ID and address Will a Pay Rise Help? Absolutely. Whether your increase in salary is due to a new role or a promotion, lenders will generally base your borrowing on your confirmed new income.   Starting a new job does not mean putting your homeownership plans on hold. With the right advice and a clear understanding of your options, you can move forward with confidence. I specialise in helping clients in exactly this position. Whether you are mid-career, just starting out, or changing direction, I can help to match you with a lender who understands your situation. If you have questions or want to explore your mortgage options, please get in touch.

Buying your first home should be exciting, not overwhelming. But time and time again, I speak to people who are ready to take that step but have no idea how mortgages actually work. It is not their fault. We are not taught this stuff in school, and with so much misinformation floating around, it is no wonder people feel lost. I see it every day. Buyers often do not realise how much their deposit affects the interest rate, or that one missed payment can stay on their credit report for six years. They are making huge financial decisions without being given the right tools. The basics are being missed A large number of first-time buyers do not know how to access better interest rates or what loan-to-value (LTV) really means. Many do not understand how lenders assess creditworthiness, or that having a slightly higher deposit could move them into a more favourable bracket. That one percent difference in deposit could save thousands over the life of a mortgage. But if no one has told you that, how would you know? This lack of knowledge is not just a nuisance. It can be seriously expensive. Parents mean well, but times have changed A lot of people turn to their parents or friends for mortgage advice. It is understandable, but the reality is that much of what applied twenty years ago does not apply now. The market, lending criteria, and products have all changed. What worked in 2005 might get you rejected in 2025. I have even had conversations with clients in their fifties and sixties who are unaware of how their credit behaviour affects mortgage options. This is not just a problem among young buyers. It is happening across generations. The danger is that outdated advice keeps getting passed down. Without accurate, up-to-date knowledge, people are unintentionally reinforcing myths that could cost their loved ones in the long run. Online advice is not always reliable With the rise of social media "finance experts", it is easy to fall into the trap of trusting someone with a polished Instagram feed over someone qualified and regulated. I have seen people misled by oversimplified or incorrect information online. When it comes to something as serious as a mortgage, guesswork or half-truths can do real damage. You would not book surgery based on a TikTok, so why would you make a six-figure financial decision that way? We need to do better The lack of education around mortgages is something I feel strongly about. It is why I take the time to break things down for my clients in plain English. No jargon. No judgement. Just the information you need to make confident decisions. Whether you are ready to buy or just want to understand how the process works, I will explain everything clearly and give you honest guidance based on your situation. Do not go it alone If you are a first-time buyer and feeling unsure, you are not alone. And you do not have to figure it all out yourself. A mortgage is a massive commitment, and the decisions you make now can impact your finances for years to come. Let’s get it right. Please get in touch and we will go through it together.

If you're thinking about moving house but want to keep your current mortgage deal, porting could be an option worth exploring. Many homeowners are now considering porting as a way to hold onto a competitive rate while avoiding early repayment charges. But how does it actually work, and is it the right choice for you? What is porting a mortgage? Porting simply means transferring your existing mortgage deal to a new property. It allows you to keep the same interest rate and terms, even though you're moving to a different home. This can be particularly helpful if you’re tied into a fixed-rate deal and would otherwise face penalties for leaving early. It is worth noting that although the mortgage itself is portable, you will still need to go through a full application with your lender to have it approved for the new property. Who can port a mortgage? Not all mortgages are portable, so the first step is to check your current deal. If you’re unsure, Barry at The Mortgage Network can help review your paperwork and speak to your lender on your behalf. Even if your mortgage is portable, your lender will want to reassess your finances before agreeing to port it. They will look at your income, credit history, and outgoings, just as they did when you first applied. They will also carry out a valuation on the new property to ensure it fits within their lending criteria. What happens if you're buying a more expensive home? If the new property costs more than your current one, you may need to borrow extra. Your existing mortgage deal can usually be ported for the amount you already owe, but anything above that is treated as a separate application. The additional borrowing may be offered on different terms and could be subject to higher interest rates. In this situation, you would effectively have two parts to your mortgage: your original deal and a top-up with its own rate and conditions. What are the advantages of porting? You could avoid early repayment charges , which can be substantial depending on your deal and how much time is left on your fixed term. You get to keep your current interest rate , which is a real benefit if rates have risen since you took out the mortgage. You may find it quicker and easier  to stay with the same lender, especially if you already have a good relationship and they’re familiar with your financial history. What are the potential drawbacks? While porting has clear benefits, there are a few things to watch out for. If you’re increasing your loan, the extra borrowing might come with different conditions. You may also need to pay valuation and legal fees during the process, and in some cases, the lender may not approve the porting if your circumstances have changed significantly. Is porting right for you? Every mortgage situation is different. Porting can be a smart move, but it depends on your future plans, your current deal, and your lender's flexibility. I can help you explore whether porting is the right option, or if remortgaging would work better for your goals. If you’re planning a move and want clear, honest advice, please get in touch to talk through your options.

Let’s be honest, moving house can be one of the most stressful things you ever do. Even when it’s exciting, it is still a logistical nightmare full of boxes, bubble wrap, and broadband chaos. I’ve helped hundreds of people get their mortgages sorted, but I have also seen the reality that comes once the paperwork is done and the packing begins. So here are a few honest, real-world tips to help take the edge off moving day. 1. Pack an ‘essentials’ box (and label it clearly) The number of people I know who have packed the kettle, mugs, loo roll, phone charger and toothbrush in different boxes and then spent hours trying to find them is far too many. Save yourself the hassle and pack an ‘open first’ box with the things you will want in the first 24 hours. Label it clearly so it does not get buried at the back of the van. 2. Take photos of the back of your TV and broadband setup Unplugging the telly and router is easy. Remembering where all the cables go is another story. Take a quick photo before you disconnect everything. It will save you a lot of trial and error when it is time to set it up again. 3. Redirect your post before you forget This one is easy to overlook but makes a big difference. Royal Mail’s redirection service can catch anything you have missed and helps avoid late bills or important documents landing at your old address. It is a small cost that saves a lot of stress later. 4. Label boxes by room, not just by contents A box labelled “miscellaneous” is not helpful when you are surrounded by twenty boxes. Instead, label each box with the room it belongs in. It makes unpacking easier and helps anyone helping you to know where things should go. Colour-coding by room can be even better. 5. Avoid doing a big food shop the week before You are probably going to be living off toast, takeaways or whatever is left in the freezer for a few days. Do not fill your fridge or freezer right before the move. Use up what you have and keep things simple until you are properly settled. 6. Take photos of your utility meter readings Before you leave, take a photo of the gas, electric and water meters. This gives you a clear record of the readings and avoids any disputes or surprises on your final bills. 7. Give yourself some time off if you can If you are able to take a day or two off work around moving day, do it. Trying to unpack late at night after a full day at work is not ideal. Even just having the morning after moving day to get your bearings can make a huge difference.

Whether you’re giving your space a refresh or prepping your home for market, 2025 brings some striking design trends worth watching. From sustainable finishes to bolder layouts, the focus this year is on comfort, personality, and smart use of space. But if you're thinking of selling, a word of caution - not every trend is a good idea when you're trying to attract buyers. Here are some of the biggest interior design trends for 2025 - and how to approach them if a sale might be on the horizon. 1. Nature-Inspired Materials Organic textures are everywhere this year - think wood panelling, natural stone, clay plaster walls, and woven textiles. It’s all about bringing a calm, grounded feel to the home. These features work well across different styles and ages of properties, so they’re generally a safe bet - and can add warmth and value. 2. Zoning and Multi-Use Spaces With flexible working still a reality for many, open-plan layouts are being adapted to include more defined zones. Expect to see sliding doors, room dividers, and clever furniture placement being used to separate work, relaxation, and dining areas without fully closing off space. This kind of layout is practical and often adds value - especially in smaller properties. 3. Statement Kitchens Bold cabinetry, colourful appliances, and a move away from wall cabinets are all part of the 2025 kitchen trend landscape. The shift is towards design-led spaces that double as entertaining areas - but while they might look great on Instagram, they won’t be everyone’s cup of tea. If you're planning to sell, it’s worth keeping your choices neutral and functional. 4. Sustainable Choices Eco-conscious buyers are on the rise, and the 2025 design scene reflects that - think energy-efficient lighting, low-VOC paints, reclaimed wood, and vintage pieces. These updates can be both good for the planet and good for your resale value - especially as green credentials become more important to homebuyers. 5. Maximalism Makes a Return After years of muted tones and minimal design, personality is back. Bold wallpaper, layered textures, and clashing colours are trending hard - but if you're selling, go easy. What feels fun and expressive to one person might be completely overwhelming to another. Thinking of Selling? Don’t Overcommit to the Trends While trends are a great source of inspiration, remember: if your goal is to sell in the near future, not everyone shares your taste. A highly personalised home - from open shelving stuffed with curated objects to a lime green feature wall - might actually make it harder for potential buyers to imagine themselves living there. Instead, focus on clean, timeless updates that highlight your home’s best features. Keep major changes practical and easy to adapt. That way, you get the benefits of a stylish space and  broad appeal when it’s time to sell.