Port or switch, bridging gaps, buying before selling — all your moving home mortgage questions answered.
Moving home is exciting — but the mortgage decisions involved add a layer of complexity that catches many people off guard. Whether you're upsizing, downsizing, or relocating entirely, you have a choice to make about what happens to your existing mortgage. This page explains every option so you can make a confident decision.
Porting means taking your existing mortgage deal with you to your new property. Rather than closing your current mortgage and starting a new one, you transfer the same product — keeping your existing rate and potentially avoiding Early Repayment Charges.
Your existing rate is competitive, you have significant ERCs remaining, and your new property requires a similar or smaller loan.
You need to borrow significantly more (the top-up may be at a worse rate), your lender won't port to certain property types, or you fail the lender's updated affordability check.
Even if your mortgage is technically portable, you'll need to pass a fresh affordability assessment on your new property. Your financial situation will be re-underwritten.
If your sale and purchase don't complete on the same day, porting can involve bridging the gap — which adds cost and complexity we'll help you navigate.
Alternatively, you can close your existing mortgage (paying any ERCs) and take out a brand new mortgage on your next property. This gives you maximum flexibility — you're no longer tied to your current lender or product and can access the full market.
This often makes the most sense when:
The right decision between porting and switching isn't always obvious — it depends on your specific numbers. We model both scenarios side by side, factoring in:
We present you with a clear side-by-side comparison with real pound figures — not just rates — so you can see exactly which option saves you the most money.
In an ideal world, you'd sell your existing home and buy your new one on the same day. In reality, chains don't always cooperate. If your purchase completes before your sale, you may need short-term finance to bridge the gap.
Short-term secured loans that fund your purchase until your sale completes. Higher interest rates than mortgages but designed for exactly this situation.
In some circumstances, switching your current residential mortgage to a consent-to-let arrangement can provide breathing room.
If you're moving to a new area, sometimes renting temporarily while your sale completes is more cost-effective than bridging.
Often the simplest option — we'll work with your solicitor and estate agent to align timelines wherever possible before considering finance options.
In a competitive market, you may want to secure your next home before your current one is sold. This creates a specific set of challenges — but it's something we help clients navigate regularly.
Moving home mortgage consultations cover more ground than a standard first-time buyer application. It helps to have the following to hand:
Possibly. Many mortgages are portable, meaning you may be able to transfer your existing deal to your new home if the lender and the property qualify. We compare porting against switching to a new deal so you take the cheaper route overall.
You can usually borrow additional funds, often arranged as a separate sub-account alongside your ported deal. We assess affordability and recommend the structure that keeps your overall cost as low as possible.
You might if you leave a fixed deal early, but porting your existing mortgage can often avoid them. We check your current terms first so there are no surprises before you commit.