You Comprehensive First Time Buyer Mortgage Guide
Take a read at important topics written by First Time Buyer Specialist Brokers.
Our comprehensive First Time Buyer Mortgage guide details all you need to know about purchasing your first home.
- Why use a first time buyer mortgage broker if I am first time buyer
- First-time buyer & joint mortgage applications with bad credit, can i get a mortgage?
- Leaving a partner off a joint mortgage application because of their bad credit
- First-time buyers deposit
- How much can a first-time buyer borrow?
- My first time buyer mortgage application process
- How do lenders work out affordability for first time buyers?
- What are the mortgage costs for first time buyers?
- What documents & details are needed for my first time buyer mortgage application?
- What is the best mortgage for me?
- 2 year vs. 5 year products
- Government schemes – Help to buy & Shared Ownership
- Tips to improving your credit score and history
- Protecting your new home
- Speak to a First Time Buyer Expert Broker Today
WHY USE A FIRST TIME BUYER MORTGAGE BROKER IF I AM A FIRST TIME BUYER?
You may have lot of questions about how to get your first mortgage and getting the keys to your new home. First time buyer mortgage brokers are here to introduce FCA regulated advisors who can help and guide you through the whole mortgage process. The first time buyer mortgage experts will find the right mortgage lender and interest rate for you.
A First Time Buyer specialist broker will help explain and work out your:
- Affordability and budget, to see how much you can lend
- First Time buyers Home Costs
- What documents and details are required for a full application
- Information and quotes about the current product and rates tailored to you
FIRST-TIME BUYER & JOINT MORTGAGE APPLICATIONS WITH BAD CREDIT, CAN I GET A MORTGAGE?
Bad Credit Mortgage Brokers work with experts who are very experienced in this field.
Each Lender have their own mortgage lending criteria, when it comes to bad credit. Bad Credit Mortgage Brokers will introduce you to experts with specialist knowledge of how some high street lenders will credit score both applicants. Whilst specialist lenders will only credit score the first applicant and some don’t credit score at all. These mortgage lenders look at the overall picture to understand what has caused these credit issues. At Bad credit mortgage brokers we feel these specialist mortgage lenders have a common sense lending approach.
Bad credit mortgage brokers will assign you a specialist advisor who will find the best common sense lender and more importantly a lender who will want to understand what life events have caused the applicants credit issues and not to penalise them based on their credit score.
LEAVING A PARTNER OFF A JOINT MORTGAGE APPLICATION BECAUSE OF THEIR BAD CREDIT
When speaking to an expert who is introduced by Bad Credit Mortgage Brokers they will have the knowledge of what lenders will and won’t accept. For example, some lenders have a relaxed approach when it comes to leaving your partner off the mortgage but want to understand the circumstances of why. Whilst other lenders will always want both applicants to be on the mortgage if you are married or co-habiting. However if a Spouse or partner are not party to the mortgage they will have to sign an agreement to have no interest or claim to the property, this is to protect the mortgage lender in an event if the house being repossessed. The legal document is normally sent out by the solicitor who is instructed when you are completing a mortgage. Please note anyone over the age of 17 and not on the mortgage will have to sign this document even though they may not be a financial dependant on you.
Bad Credit Mortgage Table
The Bad Credit table below is a guide to give you an idea of the likelihood of getting a mortgage based on the type of credit issues you may have. The guide show if you have any credit issues registered between a certain lengths of time. For example if you have had a CCJ registered between 7 – 12 months ago, there are lenders that WILL ACCEPT you for a mortgage.
If you have credit issues outside a certain time frame. Don’t worry speak to a First Time Buyer expert today! If you need to wait 2 months before you can apply our expert brokers can give advice on which lenders could accept you in the future or coming months based on their criteria. They will give advice on what documents and other details are needed before applying, having these documents and other details needed ready in time to apply, will make your mortgage application process much quicker and smoother.
|0 – 6 Months||7 – 12 Months||1 – 2 Years||2 – 3 Years||3 – 4 Years||+4 Years|
|Late Payments (personal loans / credit cards / store cards/ other unsecured credit)||Maximum of 2 missed payments allowed on each credit commitment||YES ( No Maximum)||YES ( No Maximum)||YES ( No Maximum)||YES ( No Maximum)||YES ( No Maximum)|
|Missed Rent Payments (First Time Buyer)||No||Yes ( 3 maximum)||Yes ( No maximum)||Yes ( No maximum)||Yes ( No maximum)||Yes ( No maximum)|
|CCJ (County Court Judgement)||No||YES (Subject to amount)||YES ( if 36 MONTHS ago will ignore)||Yes||Yes||Yes|
|Defaults||Help to Buy Only (Subject to lenders discretion)||YES (Subject to LTV)||YES (Subject to LTV)||Yes||Yes||Yes|
|Debt Management Plan / Debt Arrangement plan||Yes||Yes||Yes||Yes||Yes||Yes|
|IVA||No||Very Unlikely||Help To Buy Only (Subject to lenders discretion)||Achievable but high deposit needed||Yes||Yes|
|Bankruptcy||No||Very Unlikely||Help To Buy Only (Subject to lenders discretion||Achievable but high deposit needed||Achievable with good deposit||Achievable with good deposit|
|Pay Day Loans||No||No||0 In last 12 months All outstanding loans to be cleared||Yes||Yes||Yes|
FIRST-TIME BUYERS DEPOSIT
You can get a mortgage with as little as 5% although if we are honest this for first time buyers with no adverse credit history.
A 10% deposit is the most common amongst First Time Buyers and rates can be available to first time buyers with little credit issues.
Depending on your adverse credit history and the type of missed payments or defaults some lenders will require 15% or more.
- Own Savings / ISA / Life Time Isa – The majority of lenders accept this form of deposit source. See the Deposit source table to see other forms of acceptable sources of Deposit.
- Family gifted cash or Equity - The Majority of first time buyers do struggle to save up enough deposit for their first house and sometimes they lean to their family members to help them out financially towards their deposit. All lenders do accept this with a family gifted deposit letter as evidence.
Below is a deposit table to illustrate the acceptable sources of deposit the lenders will accept, or will not accept and how they will require the evidence your First time Buyer Mortgage
|Deposit Source||What the Mortgage Lenders say||Evidenced by|
|Own Savings / ISA / Life time ISA||The majority of lenders accept this||3 Months savings or bank statements to show proof of money acclimated over time
ISA / investments – 12months statement
|Family gift – Cash||
Will accept from family member. Parents, Siblings, in Laws, Grandparents, Auntie/ Uncle (related by blood) Niece / Nephew. Partners living with applicant could be married or Co-habiting. Also Step and half family members are accepted.
Lenders DO NOT accept gift from other sources such as cousins, friends, co-workers, these are not accepted due to money laundering rules and funds could be classed as loans that need to be paid back..
|A letter from family member stating gift amount and state knowingly they do NOT want the gift to be repaid back or have any interest in the property|
|Gifted Equity||Will accept ONLY from close family members only such as Parents , Siblings, Grandparents or Children||A letter from family member stating gift amount and state knowingly they do NOT want the gift to be repaid back or have any interest in the property|
|Inheritance||Will accept if the inheritance will be paid prior to full mortgage application or currently going through probate.||Bank statement showing funds / solicitors confirmation|
|Sale of Assets||Assets such as jewellery, cars and other valuable personal assets can be accepted by the lenders as proof of deposit. Although thorough checks and due diligence will be carried out by the lender, Mortgage Broker and Solicitors to see if no money laundering rules have been breached and funds are legitimate.||Evidenced by recipe sale and proof of money deposit or money transaction on bank statement|
|Loan / Credit Cards /other unsecured credit||Raising your deposit by taking out loans or credit cards are not accepted by most lenders. Very few accept this only if the loan or credit cards have been paid back in full. Student Loans are not acceptable||Only if the loan / credit card is paid back in full (Subject to lenders direction) Student loans are not acceptable|
|From Foreign Sources||Majority of lenders don’t accept this cause of money laundering rules. As the money can be difficult to trace to the original source.||Under special circumstances lenders will need to verify the source and money trail to be accepted|
HOW MUCH CAN A FIRST-TIME BUYERS BORROW?
Work out your affordably with a first time buyer mortgage adviser
How much money you can borrow will determine the first home you can buy. Bad Credit Mortgage Brokers will find expert mortgage brokers who will help work this out with you. You can then see what your budget is, and have a clearer idea about your future home.
Your mortgage adviser will fully assess you and your partner’s (if applying for joint mortgage application) current financial situation in more depth. They’ll take into consideration your lifestyle in order to make sure you don’t over-stretch yourself to the point where you struggle to pay back your mortgage repayments.
Getting a Decision in Principle (DIP)
Before you apply for a mortgage, or make an offer on a house, You First Time Buyer specialist broker will advise you to get a Decision in Principle (DIP) or what some lenders refer to as an Agreement in Principle (AIP). This certificate states how much a lender is willing to lend you based on your income, your current and future expenditure and checking your credit rating. Most lenders have a soft footprint at this stage, this means it will NOT affect your credit score. Whilst other lenders will NOT credit score but will look at your overall circumstances. Your First Time buyer Mortgage Broker will have the expert knowledge of which lender to place your application with and find the best rates for you.
Having a DIP or AIP certificate shows the estate agent or the seller that you’re ready to act quickly when it comes to buying your first home. This is because you already know how much you can borrow, subject to your full First time buyer mortgage application.
HOW DO LENDERS WORK OUT AFFORDABILITY FOR FIRST TIME BUYERS?
Your First Time Buyer Mortgage Broker will go through your current income and expenditure and your partner’s income if it’s a joint application. The First time buyer broker will also factor in information such as:
- Dependants – Children or partner currently financially dependent on you
- Credit History
- Current active credit cards and loans and balance
If you are in full time employment the lender will use your basic annual income means you total income in a year before any tax or other deductions have been taken off. The lender will also include any overtime or other income you may have. The lender will multiply your basic annual income and other income by X 4.5 or in some cases depending on the lender can multiply your income by X5.
James is in full time employment and he earns a basic salary of £21,500 a year
£21,500 x 4.5 = £96,750
James Can Borrow up to the maximum of £96,750*
Other factors such as depandants, credit history and current active credit cards/ loans can decrease this maximum loan amount.
Jack and Rose are both in full time employment. Jack earns a basic salary of £21,500 a year and Rose Earns £35,000
£21,500 + £35,000 x 4.5 = £254,250
Jack and Rose Can Borrow up to the maximum of £254,250*
Other factors such as depandants, credit history and current active credit cards/ loans can decrease this maximum loan amount.
Sole trader and LTD Company Directors
Self Employed customers incomes are assessed by mortgage lenders to ascertain the amount they can borrow. The more years you have trading the stronger your application.
Mortgage Lenders, like any other application, work on affordability and self-employed customers are no different. The amount borrowed more often is easier to calculate by what lenders class as income multiples. The annual net profit amount you earn, times 4.5 or even 5 X income depending on your circumstances.
So whatever your self-employed net profit or income from employment for Company directors, average over 2 year’s earnings, the lenders will X 4.5 or with some lender is can be 5 x you income. Although some lenders will just take you recent year figures.
Net Profit Average over 2 years
2017/2018 Net Profit = £32,000
2018/2019 Net Profit = £35,000
£32,000 + £35,000 = £67,000 / 2 = £33,500 (2 Year Average)
£33,500 x 4.5 = £150,750 max borrowing
Contractors Income criteria
Anyone who is a contractor will be assessed a little different from an employed or self-employed person. If the applicant has just started the contract but has experience before moving to be a contractor then mortgage banks will look at the case favourably. Any contractor with no experience in the same field and just started will find it difficult.
Contractors who have experience or new but have worked in a similar role before will be assessed as follows.
ShapeLenders basic calculations work on following figure = Day rate x 5 days x 48 weeks
Contractor Income Example
Day rate = £150
£150 x 5 days = £750
£750 x 48 working weeks = £36,000 annual income
Sole traders | LTD Company Directors | Partnership
MY FIRST TIME BUYER MORTGAGE APPLICATION PROCESS
Free, Quick & Easy, No credit check
Finding your perfect home - You may or may not have found your perfect home you want to buy, If you have great, speak to a First time buyer expert Today. If you haven’t no need to worry, speak to a FTB mortgage broker to see how much you can borrow before you put down a deposit for a house.
Find my specialist First time buyer broker – Find your first time buyer specialist broker today, whatever your circumstances are. A First time buyer mortgage broker will go through a fact find, and helping you work out your affordability and your future budget. The FTB specialist broker will give you expert advice about current lenders and the whole mortgage process from start to finish.
The perfect lender for you – Once your FTB Mortgage Broker has run through a comprehensive fact find, he will research the whole of market lenders to find the perfect lender and best rate for you. The FTB mortgage broker will generate a tailored mortgage quote based on your individual needs and circumstances.
Decision in principle (DIP/AIP) – Based on the information you have provided within the fact find and only if you are happy with the mortgage quote, you can ask your First Time Buyer Mortgage Broker to generate a Decision in principle Certificate with the lender chosen. This certificate states how much a lender is willing to lend you based on your income, your current and future expenditure and checking your credit rating most lenders have a soft footprint at this stage, this means it will NOT affect your credit score. Most estate agents or a private vendor will requested this from you as proof you are serious in purchasing the house.
To make you aware at this state this is NOT a full mortgage application and you are not obligated to proceed
Full Mortgage Application – Once you know the lenders are happy to lend the amount you have requested and issued a decision in principle certificate (DIP). You can instruct your First time buyer broker to proceed to full application. At this stage the lender will require all details and documents to be submitted to be checked and verified by a mortgage underwriter. Please check our WHAT DOCUMENTS & DETAILS ARE NEEDED FOR MY FIRST TIME BUYER MORTGAGE APPLICATION? Guide to show what documents will be required for a full mortgage application and documents your broker will require to research the whole of market lenders for you.
Instruct valuation – Some lenders instruct the valuation during the same time they are underwriting your application and some lenders will instruct the valuation when they finished the underwriting and are happy with the whole application and documents being verified. You will be told of the valuation date and the report will be sent to you and your solicitors when received from the mortgage lender.
Mortgage offer – Once the lender has finished their underwriting, verifying all the details and documents submitted and are happy with the valuation report, and the lender would then will issue a mortgage offer. This mortgage offer will then be sent to yourselves and your chosen solicitors and the solicitors of the vendor.
Offer sent to solicitors- The mortgage offer will be sent to your solicitors. Your solicitors will do the necessary legal checks and searches. They will satisfy any conditions the lender states in the mortgage offer and will draw up any legal documentation. Your solicitors will lease with the mortgage lender and the solicitors of the vendor you are purchasing from.
Completion – One the solicitors have finished their legal searches and you and all parties involved have signed the relevant documentations. Your solicitors will request a transfer of funds. The Funds and exchange of contracts will be transferred to the parties involved. The Mortgage is now completed.
Move into your new home – CONGRATULATIONS! Now that your mortgage has completed you are handed your new keys and are ready to move into your new home!
WHAT ARE THE MORTGAGE COSTS FOR FIRST TIME BUYERS?
If your home is under £300,000 you don’t pay Stamp duty for a
First Time Buyer in England or under £180,000 in Wales.
Further relief is available for purchases up to £500,000 to help first time buyers
in more expensive locations such as London.
The amount of deposit you want to put down towards the mortgage.
This can be from your own savings or a gift from a family member.
With Help to Buy you can have just 5% deposit
The lenders will charge a valuation fee of around
£200 - £350 Depending on the house valuation.
The valuation fee will be explain and outlined on the mortgage quote
given to you by your specialist broker.
Between £995 - £1495 for Residential purchase.
Ask your First Time Buyer Mortgage broker for a referral
A Lenders mandatory requirement when taking out a mortgage.
Your First Time Buyer mortgage broker can help you with your home insurance.
In Wales, Stamp Duty Is called Land Transaction Tax (LTT) How ever there is not First time buyers incentive in wales, if you are purchasing a home under £180,000 you will not have to pay the LTT. 3.5% LTT on property over £180,000 and up to £250,000 and 5% on property above £250,000 and up to £400,000. Deposit – The amount of deposit you have saved or has been gifted to you. This amount to put down as a deposit, the more deposit you put down the less loan that need to be taken out.
- Valuation fee – Most lenders will charge a valuation fee, this is normally payable when the full application is submitted. The valuation fee is around £200 - £350 depending on the lender and house value. Some lenders have a fixed valuation fee price regardless of house value. Your First Time Buyer Expert will outline and explain these details for you in your mortgage quotation. Your First Time Buyer Mortgage Broker can also find a mortgage product with free valuation depending on your circumstances, cutting down up front mortgage costs.
- Solicitors’ fees – Solicitors will charge a fee between £995 - £1495 for a Residential purchase. Your FTB mortgage specialist can refer you to a solicitors if needed help finding one
- Home insurance – When taking out your First Mortgage the lenders will require you to have home insurance in place before the mortgage completes. This is a mandatory requirement by all lenders. You First Time Buyer Mortgage Broker can help you source your home insurance saving you money and your time.
- Arrangement fee (Not up front) – Some Lenders will charge an arrangement fee when taking out your first mortgage. Although this arrangement fee can be added to the loan amount and not paid up front, saving you money on upfront costs. Please be aware if the arrangement fee is added to the loan the monthly payment can be increased. Your Specialist FTB broker will advise and make you aware of the pros and cons of adding this arrangement fee to the loan.
WHAT DOCUMENTS & DETAILS ARE NEEDED FOR MY FIRST TIME BUYER MORTGAGE APPLICATION?
Free, Quick & Easy, No credit check
- 3 months
- Latest P60
- Proof of deposit
- Latest personal 3 months bank statements:
Bank statements Criteria- lenders now request all bank statements to meet the following criteria:
- A full 3 months – This must not have any pages missing and they require the statements to be from the 1st of the month to the end. So if up the application is on 01/04/2020, then back dated from 01/01/2020 to 31/03/2020.
- Identifiable to you or partner (if joint bank account) – must have your name(s), address, account number and bank name on statement.
- Online statements – must have identifiable information and ideally the web URL on the bottom. Bank prints – must have identifiable information and a branch stamp and signature, ideally on every page
- Credit report:
- Proof of ID
Non-European citizens must provide passport and residency card / visa. Visa must have another 2 years remaining. Non-European citizens also must have lived
In the UK for 3yrs or have indefinite leave to remain.
- Proof of address
- SA302’S AND TAX YEAR OVERVIEW
- Proof of rental Payments (if currently renting)
- 3 Months Business bank statements
- 3 years Business Accounts
- Estate agent details:
- New property details:
- Solicitor details:
With any mortgage transaction you will need a solicitor / conveyancer. They are the legal entity who help customers conduct searches on the property and comply with the instructions of the mortgage company when the offer is produced. They request the money from the lenders and distribute to the seller or mortgage lender depending on a purchase or remortgage application.
WHAT’S THE BEST FIRST TIME BUYER MORTGAGE FOR ME?
Fixed Rate – This is the most common rate in the UK today. Most people prefer this rate because it’s easy to budget. Fixed rate mortgage means your payment will be fixed for the duration of your mortgage product offered by the lender. Taking out this rate you will know your monthly payments every month for the duration of your mortgage. This Fixed Rate Mortgage also protects you from the increase or decrease of the Bank of England base rate.
Tracker Rate – This rate tracks the Bank of England (B.O.E) base rate. Your interest payment is normally above the B.O.E rate. If the Bank of England decide to move the rates up or down your payments will change with it. As the Bank of England meet each month to discuss whether to move the interest rates up or down its important to note your payments will fluctuate each month depending on B.O.E.
Example – Current Bank of England Base rate 0.1% and the lender would offer a rate of 0.9% above base so your total interest rate is 1% a month
Term of the Mortgage – This impacts the mortgage depending on which mortgage type the client chooses - Repayment or Interest Only. For residential mortgages the customer often takes out repayment mortgage and therefore a long term mortgage of 25 years plus allows first time buyers to spread the payments over a longer term and allowing the monthly payment to be affordable.
2 YEAR vs 5 YEAR PRODUCTS
All mortgage lenders and banks when offering products will give deals between 2 years and 5 years. 2 year Products are the most common mortgage products taken out by first time buyers. This means you are with the Mortgage lender for a minimum of 2 years. For example if you chose a 2 year FIXED product, you are in a contract with the mortgage lender for 2 years and your monthly payments are fixed at the same price for the 2 year duration.
Sometimes a FTB client’s income does not allow them to borrow as much for a 2 year product. Lenders have a flexible lending approach if lending over 5 years and will normally allow you to borrow more on a 5 year product, as the income affordably is more flexible. One thing to point out from a First time Buyer mortgage broker is that although you can borrow more money on 5yrs deal the rate tends to be a little higher.
There are various schemes set up by the government to help first time buyers purchase their first home.
Help to Buy
In England and Wales the Government will lend you up to 20% towards your deposit to purchase a New Build Property. You must provide a 5% cash deposit and take out 75% mortgage to make up the rest. The Mortgage taken out must be a Repayment Mortgage.
You won’t be charged interest on the 20% loan for the first five years of owning your home. Speak to a Help to buy accredited mortgage broker today, who can help you with your Help to buy mortgage application.
HELP TO BUY Financial Example Table
|For a Property Worth £150,000||Amount||Percentage|
|Your Cash Deposit||£7,500||5%|
|Government Shared Equity Loan||£30,000||20%|
|Your Mortgage Loan||£112,500||75%>|
Shared Ownership scheme in England and Wales offers you the chance to buy shares of your home usually between 25% and 75% of the property value. You would then pay rent on the remaining share. At a Later date, you could buy more shares in the property only when you can afford to.
With Shared Ownership you can buy a New build home or through resale properties from housing associations.
You’ll need to take out a mortgage to pay for your share of the properties purchase price, or fund this through your savings. Shared Ownership properties in England are leasehold.
Speaking to an Expert mortgage broker today can help and can advise you on the best Government Scheme suited to your individual circumstances.
TIPS TO IMPROVE YOU CREDIT SCORE AND HISTORY
- Check your credit score regularly
- Register your home address on the electoral role
- Use your credit and loans responsibly
- Don’t apply to many credit searches in one month
- Don’t miss repayments
- Don’t keep unused credit cards
- Don’t Over use your unarranged bank overdraft
PROTECTING YOUR NEW HOME!
Home insurance - Lenders require you must take this out prior to your mortgage completion. Home insurance is split into two categories, Buildings and Contents insurance.
The Buildings insurance covers the actual bricks and mortar of your property including fixtures and fittings, you’ll need to have buildings insurance in place before you exchange contracts.
The contents insurance covers your possessions in your home, in event of theft, loss or damage and including fires or floods, although content insurance is not a requirement by the mortgage lenders, but most people opt to add contents insurance as well.
Life insurance - Nobody knows what lies ahead of us or want to think the worst, but if the unthinkable happens and we take precautions. Life insurance is very important in protecting your loved ones and your home from unforeseen events. The life insurance will help pay for funeral costs, your mortgage and other needs.
SPEAK TO A FIRST TIME BUYER EXPERT BROKER TODAY
If you are a First Time Buyer and looking to purchase your new home, or if you think you may have some credit issues that may affect your application
There is no need to worry! Speak to a First time Buyer specialist adviser today! It is VERY important that you get the correct advice and support during your first Mortgage.
At Bad Credit Mortgage Brokers we will find a First Time Buyer Expert Adviser who has whole of market knowledge and products can help you find the right mortgage for you, saving you Time, money, and the stress of the complex mortgage application process and criteria’s.
Free, Quick & Easy, No credit check
The information written is a relevant and comprehensive guide for visitors to read about the mortgage industry. The information collated is based on current mortgage lending criteria and polices. We endeavour to keep the website up to date but the information may vary from time to time as lenders change their criteria based on evolving financial climate. Please be aware the information and guidance written is not specific to an individual and does not constitute advice or guarantee a mortgage. The industry experts we introduce are qualifiedto give mortgage advice and are regulated by Financial Conduct Authority. All advice given by the advisors will be based on your specific requirements and circumstances.Your Home may be repossessed if you do not keep up repayments on your mortgage. Thinkcarefully before you secure any debts against your property. The Financial Conduct Authority does not regulate some forms of buy to let mortgages.