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Limited company buy-to-let - Sep 24, 2019

At TBMC, we have seen a significant rise in the number of limited company buy-to-let applications being submitted. Since the beginning of 2019, over 25 per cent of new business each month has been in the name of a Special Purpose Vehicle or trading company.

This comes as no surprise as there are several benefits to using a corporate structure for running a buy-to-let property business. Many landlords opt to use an SPV as it can be financially advantageous and tax efficient. Since the government announced the phasing out of mortgage interest tax relief by 2020, there are now more reasons to consider the limited company route to reduce tax liabilities.

In terms of buy-to-let mortgage options, limited company products can also provide advantages to landlords as the PRA regulations relating to rent stress tests are not applicable. This means that the rental calculations can be more achievable for SPVs – typically at 125 per cent at 5 per cent or at the pay rate for 5-year fixed rates – which may allow applicants to borrow more through a corporate structure.

There is growing competition in the limited company buy-to-let space - TBMC has around 30 different lenders on its panel - which means that there are some keenly priced rates available. Historically, limited company mortgages were considerably more expensive than personal name rates, but the gap is closing with some lenders now offering the same rates for both applicant types.

Setting up an SPV is a simple, cheap process which can be completed online within 24 hours via Companies House. Most lenders will lend to newly established SPVs providing they are set up for the sole purpose of letting and managing property. For this reason, it is important that the limited company is registered with the correct SIC code – normally 68100, 68209, 68320 or 68201.

Some buy-to-let clients choose to apply via a company that trades in some other business besides property. There are options for trading company mortgages,but the choice of lenders is reduced for this scenario.

For existing landlords who are considering transferring their properties to an SPV it is always recommended that they seek professional tax advice before proceeding. Moving properties from a personal name to a corporate entity involves a sale and purchase transaction which means that Stamp Duty Land Tax and Capital Gains Tax is payable.

Stamp Duty costs may be a deterrent to large portfolio landlords,but there are circumstances where incorporation relief may be granted by the Inland Revenue if it can be demonstrated that the portfolio is run as a business partnership – again tax advice is recommended in this scenario.

It is possible that the proportion of buy-to-let mortgages arranged via SPVs and trading companies will continue to grow over the next 12 months as landlords realise the financial ramifications of the changes to mortgage interest tax relief once it is phased out completely in 2020.

This area of buy-to-let presents a good opportunity for brokers to help their landlord clients and doesn’t need to be complicated. Limited company mortgages are processed in the same way as personal name mortgages and may provide advantages for buy-to-let investors.


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Top tips to help your buy-to-let cases go smoothly - Jul 24, 2019

At TBMC we are always looking for ways to make the processing of buy-to-let mortgage applications more efficient. An aim which is shared by all parties involved in the process - landlord clients, brokers and lenders. We all want cases to complete and as quickly as possible.

As a provider of specialist packaging for buy-to-let mortgages we sometimes experience backlogs with the lenders on our panel. This may cause further delays in the processing of complex cases which can be frustrating for brokers and their landlord clients. However, we have also found that the presentation of cases in the first instance can also cause delays in the process too - often simple things like fully completing the application form and sending the correct supporting documents can make a difference.

Top 5 Tips

Below are our top five tips for helping ensure that your buy-to-let cases are processed as efficiently as possible when dealing with a packaging service such as TBMC:

  • 1 - ensure the mortgage application form is fully completed. If any information is missing it will delay the time until the case can be submitted for a Decision in Principle.

  • 2 - for portfolio landlords with 4 or more mortgaged buy-to-let properties, you will now be required to provide a full property portfolio schedule. This has become more important since the PRA guidelines came into effect in 2017, so asking your client for it upfront can speed things up.

  • 3 - individually label any supporting documents indicating what they are for i.e. proof of address, proof of mortgage payments. This can really help speed up the admin side of things.

  • 4 - highlight bank statements to identify what they are proving i.e. if you are asked for proof of rental income, any rental payments should be highlighted. The same goes for mortgage payments.

  • 5 - send all required supporting documents in one batch.

These are just a few suggestions that may help improve your experience with tricky buy-to-let mortgage cases.

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How using a specialist distributor can help your business – busting the myths - Jul 01, 2019

Myth: Using a packager means cases take longer. 

Fact: Some of the cases we process are highly complex which can lead to an increased amount of paperwork required by the lender in order for them to become comfortable with the deal. More complex cases will also require a higher level of underwriting,which can increase timescales. However, all of this is done in order to get the case offered and give the customer the mortgage they require. Whilst it might take a little longer than a vanilla case and seem to be more labour intensive,it does mean you are able to place those more difficult cases, earn more money,and TBMC will do most of the work for you.

Myth: Packagers don’t add value to my business.

Fact: A specialist packager can be especially helpful when trying to place more complex buy-to-let cases such as those involving multi-unit properties, limited company applications,expat clients or unusual circumstances that won’t fit with a high street lender. TBMC’s buy-to-let support team can provide you with the comprehensive product and technical information you need to enable you to make informed recommendations for your clients. 

For more complex buy-to-let cases, using a packager with expertise can speed up the process of identifying suitable products and our relationships with underwriters can help get decisions made quicker. TBMC has an online application form which means that if a case gets declined for any reason, we can switch it to a different lender with no additional paperwork. 

Myth: I don’t need to use a packager as I can go directly to the lender. 

Fact: A specialist distributor such as TBMC can provide you with access to lenders that are not on your main network or club lender panel and therefore provide more options and potentially better deals for your clients. We also have access to lenders that only allow specialist distributors to submit business.

Myth: Better procuration fees are paid by going direct to a lender. 

Fact: Procuration fees paid by TBMC are highly competitive and are usually comparable to those paid directly by the lender. Also, some of the more specialist lenders that can only be accessed via a packager may pay higher procuration fees than high street lenders.

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Impaired credit - Jun 10, 2019

Credit slip-ups might affect a buy-to-let landlord’s options when it comes to new lending. When these clients fail to meet high-street requirements, TBMC can help with access to specialist lenders geared for these otherwise suitable applicants.

Lenders usually give a clear breakdown of the adverse limits they will accept. Checking your client’s credit report gives you the facts needed to source the right lender before adding any unnecessary credit searches to their current file. Things to consider:

CCJs, defaults, mortgage and credit arrears:

·        how many

·        current status

·        when were they incurred

Debt management plans, payday loans and bankruptcy:

·        when were they registered

·        satisfactory conduct

·        Often these scenarios are subject to the underwriter’s discretion.

Lenders like Foundation Homeloans, Bluestone and Together Money can offer solutions through tiered product ranges defined by your client’s credit profile.

If you have any tricky buy-to-let cases that you would like to discuss with an experienced specialist, TBMC can help you place the applications with suitable lenders for your landlord clients.

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Capital raising - Jun 05, 2019

The buy-to-let remortgage market in very healthy, accounting for around 65% of enquires at TBMC and presents a great opportunity for intermediaries.

Remortgaging applications may include capital raising – borrowing funds above those currently owed to an existing lender for other uses. Where your client has equity available, raising additional funds through a remortgage might provide a solution to their modern financial needs.

Lenders can be quite flexible about the purpose of the capital raising and typical reasons include:

·        buy-to-let or residential deposit or purchase

·        personal expenditure

·        property improvement and refurbishment projects

·        debt consolidation

·        business purposes or investments

·        application costs

Some lenders simply state that raised capital can be used for ‘any legal purpose’.

Your client will need to disclose what they intend to do with the capital raised as lenders will want to know where their funds are goings and that they’re being used appropriately. The client may need to provide evidence too. For an onward purchase, a decision in principle illustration may be requested.

TBMC offers a diverse range of remortgage products including free valuations, paid legal fees and up to 85% LTV lending to meet your clients’capital raising needs.

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Later life lending for landlords - Oct 01, 2019

Research shows that in 2018 over half (59%) of England’s landlords are aged 55 years or older and one third are retired. Buy-to-let lenders have started to incorporate the market’s age demographic into their lending policies by identifying the pitfalls for later life applicants and then implementing the necessary changes to remedy this.

Potential pitfalls

Lenders impose a maximum number of years an applicant can have a loan for and so for older applicants the loan term may be restricted. This in turn could affect the affordability of the loans as shorter terms might equate to higher monthly payments. It is worth checking how lenders assess affordability, particularly whether state pensions are considered when calculating minimum income criteria.

The solutions

Lenders are changing their criteria to make buy-to-let finance more accessible to older landlords. For example, some lenders no longer stipulate a maximum at application or completion. There are also longer-term fixed rates up to 10 years which can offer affordability relief and security of monthly payments. Variable and lifetime products may also provide a solution. Pensions including private, widow’s and war pensions are becoming more widely accepted by mortgage lenders and existing landlords may also be able to use rental income in their income credentials.

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Niche opportunities in buy-to-let - May 01, 2019

Landlords are not a homogenous group of people and their investment property choices and portfolios are diverse. At TBMC we get a wide range of enquiries and there are many niche areas of buy-to-let lending that are of interest to our clients.

Holiday let investments

Holiday lets have become a popular choice for landlord clients in recent years. A rising increase in Brits holidaying at home in the UK has generated the rental demand and increased mortgage options are now available for those looking for a unique investment opportunity. 

Sourcing holiday let mortgages is slightly different from regular buy-to-let and there are certain points to check with your clients at the outset:

  • Parks and covenants – some holiday let properties have restrictions on how they can be used and let too which may affect the number of lenders to choose from.
  • Location – most lenders will expect the property to be in a prime holiday destination for example Cornwall, Devon and Brighton.
  • Rental coverage – some lenders will need a local Holiday Letting Agent letter to confirm anticipated rent in low, medium and high season. An average of these will then be used in the calculation.
  • AirBnB – TBMC works with a number of lenders that offer finance on holiday let advertised and run as a AirBnB. Further location restrictions may apply to these properties and those using elements of ‘serviced accomodation’, which is common amongst AirBnBs, should also be checked with the potential lender.

This is an area of buy-to-let finance that seems to be gaining interest, with several specialist lenders recently extending their propositions to include options for holiday lets.

Ex-council properties

We frequently get enquiries about ex-council properties at TBMC, which can be an attractive investment proposal for some landlords. There is a good selection of lenders offering lending on ex-council houses without too many caveats, however most lenders on our panel are more prescriptive when it comes to ex-council flats.

Specific lending criteria for ex-council flats includes limitations on the maximum number of storeys in a block of flats e.g. Barclays has a maximum of 7, Shawbrook has a maximum of 10 and Aldermore will only accept up to 4.

Certain lenders will offer lower loan-to-value products for ex-council flats and others require that the block has a certain percentage of private owner-occupiers e.g.both State Bank of India and Landbay require 50 per cent to be privately owned.

Some lenders prefer not to lend on flats with deck access and other lenders may impose more restrictive minimum property values for ex-council properties, such as Kensington with a minimum value of £200,000.

Although sourcing mortgages for niche buy-to-let requirements can be quite specialised with more limited options, these cases can be quite straightforward to place if you apply the right knowledge of lending criteria and the determination to pursue a solution for your buy-to-let clients.

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The buy-to-let landscape - appetite, choice and affordability - Apr 01, 2019

The buy-to-let finance landscape is always evolving, and the sector has proven its resilience time and again. In 2019 we find ourselves in a very different marketplace to, say, a decade ago when we were still dealing with the credit crisis, or even just a few years ago before various tax changes and the PRA regulations were introduced.


Lender appetite

Despite a contraction in buy-to-let purchases recently, a healthy remortgage market persists and lenders are still showing a significant appetite for lending to landlords with more providers and products currently available to choose from. In fact, reported in February this year that the number of buy-to-let products in the marketplace was at a decade high of 2162. Only before the financial crisis in October 2007 were there more buy-to-let mortgage products available.


Certainly, at TBMC we seem to be in constant talks with new lenders entering the market or established lenders wishing to extend their propositions in the buy-to-let mortgage space. In just the past few months we have added Masthaven, LendInvest, Zephyr Homeloans, The Mortgage Lender and Hampshire Trust to our ever-expanding buy-to-let panel.


This means that there is healthy competition in the market and some excellent deals for buy-to-let investors. And although some landlords maybe holding off making new purchases, perhaps until the outcome of Brexit is known, there is plenty of interest from existing landlords looking to remortgage with the current rates available in this period of economic uncertainty.


Navigating affordability tests

Recently, some landlords with established portfolios have been takenby surprise at how different lender underwriting is in 2019. Noticeably, the effect the PRA regulations have had on lender rental calculations and how this ultimately affect show much a landlord can borrow based on their monthly rental income.


Most buy-to-let lending applications are subject to the property meeting a rental calculation. This will determine the amount oflending offered, based on the mortgage interest payment being stressed at a specific rate, to ensure the rental income is more than this amount.This gives lenders comfort that the customer can afford their monthly mortgage payments.


Since the PRA regulations in 2017, rental calculations have changed significantly for buy-to-let applications and the way lenders have adopted the PRA changes into their rental stress tests varies.


For example, the applicant’s tax status or the borrower entity will affect the Interest Coverage Ratio (ICR) – typically 125 per cent for basic rate tax payers and limited company applications; and 145 per cent for higher rate or additional rate tax payers. 


Product type also affects the rental calculation. 2-year rates which fall within the PRA regulations are subject to a recommended minimum stress rate of 5.5 per cent. Whereas 5-year fixed rates are not subject to the same restrictions and therefore usually have a more achievable stress rate, often at the pay rate.


Some lenders are applying a tiered approach to rental calculations with higher loan-to-value products carrying a higher stress rate compared with lower leveraged loans. Also, the type of property may affect the rental calculation, with more complex applications such as for Houses in Multiple Occupation or Multi-Unit Blocks having a high ICR applied to them.


To add to the complexity of finding a suitable buy-to-let mortgage, some lenders have their own affordability calculators which also factor in other incomings and outgoings for each customer. Other lenders offer a top-slicing facility which factors in additional earned income for applicants who fall short of the rental income requirements.



So, it’s a bit of a minefield out there in terms or determining how much a landlord is likely to be able to borrow, depending on a wide range of factors. It can be frustrating, especially for professional landlords who may face some unexpected challenges when they come to refinance their portfolios.


However, this is also an opportunity for specialist buy-to-let brokers, whose expertise on lending criteria and familiarity with different affordability tests can really add value for their landlord clients.

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Finding solutions for complex buy-to-let - Mar 04, 2019

As the myriad of changes that haveimpacted the buy-to-let sector in recent years are being experienced by landlords, some are looking at different property types to maximise their investment returns. Changes to buy-to-let taxation have affected potential profits for landlords and lenders are using stricter rental calculations to determine affordability. Some landlords have turned to Houses in Multiple Occupation (HMOs) or Multi-UnitBlocks (MUBs) for greater rental yield and portfolio growth.




Houses in Multiple Occupation have always been a popular choice with professional landlords looking to increase their rental yields due to the potential provided by having multiple paying tenants. At TBMC we deal with HMO enquiries on a daily basis and we have around 25 different lenders on our panel who consider this property type.


Dealing with complex buy-to-let cases can be rewarding for intermediaries and they can be quite straightforward to place.However, there are a number of factors that always come into consideration when handling HMO applications. TBMC’s experts place these cases every day so here are our top tips for sourcing HMO mortgages:


1. ASTs

Check the number of ASTs yourclient has in place with their HMO tenants. Some lenders accept multiple ASTs and others will only accept one.


2. Facilities

Most lenders will only expect tosee one kitchen and one living room in a HMO. If the propertyhas more you may need to source specialist lenders.


3. Tenant Type

Your client's HMO might havea specific tenant type. Check criteria for DSS tenants, students and vulnerabletenants.


4. No. of rooms and size

HMO lenders have criteria on howmany bedrooms they will accept in the property. TBMC works with lenders rangingfrom a maximum of 4 bedrooms to those with no limit at all. Checking minimum room sizes is also important as new HMO regulations stipulate a minimum of 6.51 square metres for an adult bedroom.


5. HMO licensing

Check your client's HMO propertyis correctly licensed. Properties with 5 or more bedrooms, occupied by more than 1 household, who are sharing facilities will (as of October 2018) need to be a licensed with the local authority. Lenders willneed the appropriate licences in place before completion. 

Multi-Unit Blocks

Multi-Unit Blocks have also been amongst the most enquired about property types every week since the new year here at TBMC.


Almost exclusively accessible to experienced landlords, MUBs can be valuable assets to portfolios, significantly enhancing profits and helping landlords develop into full time investors. 


For tenants seeking city centre locations and amenities for modern living, MUBs might be a solution for rental demand and perhaps a key feature of the investing market.


TBMC’s experts place cases daily for Multi-Unit Blocks,so here are our top tips for sourcing:


1. Individual units

Most lenders will require eachunit in the block to be individually saleable.

To know what the lenders are looking for let’s break this down into more detail:


- Separate utilities

Each unit must have its own gas,electric and water supply.


- Separate entrances

Each unit must have its own secure entrance be that inside or outside.


- Separate facilities

Each unit might be required to have its own living space, kitchen and bathroom.


2. Unit size

Check the individual units' square footage. Lenders will have a minimum each needs to meet. Exceptions for smaller units can be made where the majority of units meet criteria. TBMC has placed an MUB with one unit at 19 square metres before.


3. Experience

Your client will typically need letting experience when purchasing their first multi-unit block. The average minimum requirement is 2 years' landlord experience.


It is interesting to see the changes in buy-to-let investment strategy as landlords look to find ways of maximising their investment potential and how lenders are developing their appetites for more complex buy-to-let business.

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Remortgaging opportunities in buy-to-let - Feb 04, 2019

As we look ahead at the buy-to-let mortgage market in 2019, thereare some known trends and veritable uncertainties as to how the marketplace,economy and general activities of landlords will develop.


The buy-to-let sector is subject to numerous influences, includingsocial, political and economic factors, which means predicting the level ofactivity in this segment of the mortgage market is very difficult without areliable crystal ball.



As the Brexit deadline gets closer, industry pundits are trying togauge what may happen in the buy-to-let mortgage market in 2019. Certainly in2018 there was a noticeable decrease in purchase transactions from landlordswith numerous surveys and research showing a reticence among some to pursueexpanding their portfolios. This didn’t signify a mass exodus from thebuy-to-let property market, but more likely a cautiousness and ‘let’s wait andsee’ attitude while watching how the government’s negotiations play out.


However, 2018 did see a healthy buy-to-let remortgage market and agreater proportion of landlords choosing fixed rate mortgages during thisperiod of complex discussions in Brussels. Certainly there is the possibilitythat Brexit could unsettle the UK economy and the prospect of a rise ininterest rates is realistic, leading to more investors looking to fix theirmonthly mortgage payments.


For this reason, it could be beneficial for landlords to examinetheir current portfolios this year and make the most of some very attractivedeals being offered. There is no shortage of lender and product options asproviders of buy-to-let finance still seem very keen for business. There arealso plenty of remortgage products that come with incentives such as a freevaluation or free legal fees.


The buy-to-let remortgage market could be a profitable place forbrokers to focus on this year and keep a close eye on clients whose initialrates are coming to an end.

Retention products

Following the theme of remortgaging, it may not always be in aclient’s best interest to seek a different lender for their refinance options.There have been so many changes over the last couple of years, namely the PRAregulations that came into force in 2017, that have had a significant effect onthe underwriting approach from buy-to-let lenders. This has included morestringent rent stress tests and stricter underwriting for portfolio landlordswhich may limit the options for some professional landlords seeking to refinance.


Despite this, there is a growing number of lenders offering‘switch’ or ‘retention’ products to existing customers with many offeringattractive rates and this could be a good source of income for intermediaries. Althoughprocuration fees are normally lower for this type of transaction, the workinvolved in completing these cases is significantly less.


Top slicing

With the PRA regulations resulting in such significant changes tobuy-to-let underwriting there have been more cases of legitimate applicantsfalling short of the current rental stress tests despite being able to affordmonthly payments on their mortgages. For this reason, we have seen more lendersoffering a ‘top slicing’ or ‘rental top up’ facility to their buy-to-letpropositions to support viable applicants who may have a shortfall of rent forthe given rent stress test, but have provable surplus income that verifiestheir suitability for finance. TBMC has a good selection of lenders on itspanel to help with this scenario and is well placed to help intermediariesplace tricky cases in the buy-to-let mortgage market.


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Taxes are a certainty in life - Jan 15, 2019

With the deadline for filing last year’s accounts on 31st January, landlords will now have a clearer idea of how the changes to mortgage interest tax relief are going to affect their profitability. For the tax year 2017-18 landlords can claim 75 per cent of their mortgage tax relief, reducing to 50 per cent in 2018-19, 25 per cent in 2019-20 and ending up at zero from April 2020. Thereafter, landlords will qualify for a 20 per cent tax credit for their mortgage interest payments.

This new system will clearly have a significant financial impact on buy-to-let investors, particularly for professional landlords, and may well push some into a higher income tax bracket as they will have to declare income used to make mortgage payments.

The new system only applies to private landlords – people who own their properties as individuals rather than through a business. For this reason,TBMC is seeing a growing interest in limited company buy-to-let mortgages, with around 25 per cent of all applications being submitted for properties held in a corporate structure. This is true of both experienced portfolio landlords and newcomers to buy-to-let property investment.

However, it’s not a completely straightforward decision to make as incorporating can make taxes more complex. Taxes need to be filed for a business and corporation tax is payable on the profits.

Additionally, if a landlord decides to transfer an existing portfolio to a limited company, they would have to pay stamp duty on each property.Limited company mortgages may also be more expensive than those offered to individuals which could cost more than any tax saving made. Advice from a qualified tax adviser is always recommended for any landlord considering incorporating for the first time.

As landlords consider the impact of taxes on the profitability of their property investments, those who choose to invest in Houses in Multiple Occupation (HMOs), will have some additional concerns to address. The new HMO regulations that came into effect in October 2018 include stipulations about minimum rooms sizes for this type of property. These rules may have implications for existing properties and mean that new purchases require some modification before they can be let out. This may also impact on the availability of mortgage finance for properties that don't meet the required standards.

It is certainly something for landlords to consider, particularly if they are purchasing an HMO at auction when completion is normally required within 28 days. There are solutions though, most notably short-term finance options that can provide the required funds to carry out any necessary refurbishment works or room modifications before remortgaging onto a standard buy-to-let product. TBMC has recently expanded its buy-to-let bridging panel to cater for this type of situation and now has a wide range of different options available.

There was a cooling in the number of mortgage applications for property purchases during 2018, but a healthy remortgage market is still apparent alongside the growing interest in short-term finance options. Needless to say,the buy-to-let sector is ever changing and it can be challenging for brokers and landlords to identify the best product options in the current lending environment. TBMC aims to make the process easier for customers, providing support and solutions using our experience and expertise in this complex sector.

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Impact of new HMO licensing - Jan 11, 2019

On October 1st 2018 changes to the mandatory licensing of Houses in Multiple Occupation (HMOs) were introduced in England. There is now a revised definition of an HMO under the Housing Act 2004, which means that for licensing purposes, an HMO is any property occupied by five or more people,forming two or more separate households. This contrasts with the previous definition which also included that the property comprised three or more storeys.

The RLA has estimated that an extra 177,000 HMOs will now be subject to the new mandatory licensing in England. Licences issued under the previous definition will still be valid until the expiry date when a new licence will need to be applied for under the new rules. Landlords who find that their existing properties now require a licence should apply through the local council.

Perhaps more significantly is the introduction of minimum bedroom sizes for mandatory or additional HMO licences. The new mandatory licence conditions include notifying the local authority of any rooms with a floor area of less than 4.64 square metres; having a minimum of 6.51 square metres for sleeping accommodation for tenants over 10 years old and a minimum of 4.64 square metres sleeping for persons aged under 10.

Breaches of the rules relating to minimum room sizes could lead to a criminal conviction resulting in a significant fine or civil penalty. However,if a breach occurs the local authorities will allow a reasonable time (up to 18 months) for the problem to be rectified.

These changes will certainly have an impact on the buy-to-let market. It is likely that there will be a considerable number of landlords looking to make modifications to their HMO properties in order to comply with the new room size requirements. This may include reducing the number of rooms in a property, which could have a knock-on effect on the amount of rent that can be charged overall. Having a reduced rental income may affect a landlord’s ability to meet lender rent stress tests when applying for mortgage finance.


It is not clear how the new rules will affect buy-to-let mortgage lending, what approach lenders are taking if they identify HMOs that are in breach of mandatory licensing, and what guidelines are being provided for carrying out valuations on HMOs. As with any significant change it can take time for it to bed in.

From a broker perspective, it makes sense to check that any landlord seeking finance for an HMO is aware of the new rules and has taken the necessary steps to comply. This change to licensing may also provide an opportunity to talk to buy-to-let clients about their plans to undertake any alterations to their HMO properties in order to meet minimum room size requirements. As a result, there could bean increase in demand for short term finance to make alterations or to buy properties that need modifying before remortgaging onto a term loan.

Bridging is becoming a more popular option for short term projects and purchasing properties that are not currently mortgageable. There is a wide range of bridging lenders available in the marketplace with varying rates and different lending criteria to suit a multitude of situations. Due to increased demand, TBMC has recently reviewed the bridging loan market and will be providing an expanded lender panel to help place short term finance cases.

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Alternative solutions for investment property - Jan 07, 2019

A report from Shawbrook Bank about the buy-to-let mortgage market has analysed in some depth the impact of the 3 percent surcharge on the purchases of second homes, mortgage interest tax relief changes, the introduction of the PRA regulations and tighter underwriting criteria for professional landlords.

The report highlighted the recent decline in buy-to-let purchase transactions but recognised the robust remortgaging market due to current low interest rates. It predicts a further slow down of the market over the next few years which will impact the amount of buy-to-let mortgage business being written by intermediaries.

Despite a sobering outlook for the immediate future, there are still plenty of opportunities for brokers in the buy-to-let market and some lenders are trying to provide more innovative financial solutions.

Light refurbishment

There was a time when there was a good selection of lenders offering light refurbishment schemes which would enable landlords to carry out necessary works on their properties such as boiler replacements, new kitchens,bathrooms and carpets etc.

However, in recent years most lenders have withdrawn their refurbishment products and until last month TBMC has only had Shawbrook Bank and Saffron Building Society on its panel for this type of offering. This has limited the options for landlords looking to purchase at auction, for example, or purchasing under valuation or choosing to refurbish to maximise the rental yield of their property.

Currently many landlords undertaking this type of investment will secure bridging finance then try to line up a suitable buy-to-let mortgage as an exit route. However, they will often have to wait until the work is completed before lenders will carry out a valuation and offer terms.

Precise Mortgages recently launched a new refurbishment buy-to-let scheme through TBMC, which offers the flexibility of bridging finance up to 75 per cent loan-to-value with the security of a long term buy-to-let mortgage up to 80 per cent loan-to-value once the property has been refurbished.

The guarantee of a competitively priced mortgage as an exit route should be an attractive proposition to landlords who can now approach refurbishment opportunities more confidently and we have already received considerable interest in this new scheme.


With the challenges in the buy-to-let market over the last couple of years, many brokers have turned to bridging finance as a way to supplement their incomes and the sector has been booming. According to the Association of Short Term Lenders annual bridging completions are around 27 per cent higher in 2018 so far compared with last year, which underscores the opportunity here.

The reputation that bridging has had of being punitively expensive seem to be diminishing and if used intelligently it can be an excellent resource for buy-to-let investors, enabling them to make the most of opportunities and bargains in the rental property market.

At TBMC, we have expanded our bridging panel to offer a broad range of options and competitive deals for brokers and their landlord clients. Bridging can provide a healthy additional income stream and is likely to generate follow on business for arranging an exit mortgage from the bridge.


At TBMC, we also receive a good number of enquiries about semi-commercial properties which can offer an excellent investment opportunity and avoid the higher stamp duty applied to second homes. For example, a single freehold that includes a commercial property, such as a shop with living accommodation above it, is not subject to the 3 per cent levy increase imposed in 2016.

TBMC has a few lenders on its buy-to-let panel who have an appetite for semi-commercial finance such as Interbay and Shawbrook, and an extensive list of lenders via our TBMC Commercial proposition, so brokers can welcome these cases as they can be quite straightforward to place.

In conclusion, despite the contraction of the buy-to-let mortgage market, there is still plenty of business to be written and with the right skills and knowledge of product providers, brokers can look forward to profitable endeavours within the investment property sector.

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Expat buy-to-let - Jan 02, 2019

At TBMC we have seen a noticeable uplift in buy-to-let expat enquiries from brokers and landlords over the last year, which affirms predictions after the Brexit referendum that the resulting weakened pound may make the prospect of investing in UK rental property an increasingly attractive option for those living abroad.

Many expats are keen to keep a connection with the UK and the yields on properties in the UK are often way ahead of other countries. So,despite the Government’s initiatives to dampen buy-to-let purchases over the last couple of years, expat appetite shows no signs of abating.

The higher demand for expat mortgages has resulted in an increased number of lenders and products available for UK citizens who are living and working abroad. In fact, TBMC has added 7 new lenders to its expat panel in the last 18 months and now offers expat products from 16 different lenders. Recent additions include Foundation Homeloans, Vida Home Loans, Castle Trust, Together and State Bank of India.

When dealing with expat enquiries there are certain factors to consider for placing cases successfully. Most lenders require applicants to own an existing property in the UK – either residential or buy-to-let – and to have a UK bank account. However, we often get calls about clients who have sold their home to move abroad and therefore are not current UK property owners. In which case there are just a few options available on our panel namely Skipton International, Together and Saffron Building Society.

Clearly, country of residence is an important factor when placing expat cases as many lenders either publish acceptable countries or have a list of banned countries. Most lenders accept all EEA countries and many include those on the FATF list. Any countries that are sanctioned or considered high risk are likely to be effectively black listed.

At TBMC we mostly get enquiries for expats living in the EU, USA,Hong Kong and Singapore. Also, Australia seems to be an increasingly popular destination with more lenders accepting applicants who are living Down Under.

Lenders often have a higher minimum loan size for expat mortgages of between £100,000 and £150,000, although this is not always the case and lower loans are available. Saffron Building Society has a minimum loan of £30,000,alongside no major restrictions on country and no minimum income requirement either.

Expat lenders usually have a higher minimum income requirement than for standard mortgages. For example, Axis Bank has a minimum of £40,000 and Interbay has a minimum of £50,000. Even higher incomes may be required for self-employed applicants such as an equity partner in a law firm or a business owner with an internationally recognised accountant.

Alongside higher income criteria, most lenders are particular about the type of employment the applicants undertake, such as requiring expats to be a professional or employed in a senior position within a UK, EU or US agency or recognisable and traceable company.

Some lenders extend their standard range products to expat customers with a few caveats to their mainstream criteria. Others have specific expat ranges such as with Landbay and Vida Homeloans.

If you are regularly receiving expat enquiries it is worthwhile getting as much information about the client’s circumstances as possible at the outset as this can help to narrow down lender options early in the process. TBMC is well placed to help with expat cases and has up-to-date knowledge on lending policies in the marketplace.

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