Frequently asked questions:
High value & private bank mortgages
Buying a high-value property, borrowing against a complex income or exploring private bank lending can bring different mortgage questions.
These FAQs explain the main options and considerations for high-value and private bank mortgages. Lenders take different approaches, so understanding your income, assets and wider financial plans is an important part of finding the right mortgage.
“How much deposit do I need for a high-value mortgage?”
Large mortgage loans
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There is no universal definition of a high-value mortgage. The figure has shifted considerably over time and varies depending on the type of lender. A mortgage that would have been regarded as a large loan ten years ago may now be relatively standard for some lenders.
Some building societies begin to apply additional scrutiny once borrowing exceeds around £500,000, while high street lenders may regard a large loan as somewhere between £700,000 and £1 million or more. In the private banking market, the numbers can be very different. Some private banks will consider mortgages from around £1 million or £2 million, while others concentrate on substantially larger transactions and may have minimum loan sizes of £5 million or even £10 million.
So, a “high-value mortgage” is relative. What constitutes a large loan depends on the lender, the part of the market they operate in and the type of clients they are set up to serve. As the loan increases, the choice of lender, underwriting approach and way the mortgage is structured can become increasingly important.
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A wide range of lenders offer mortgages of £1 million or more, including mainstream banks, specialist lenders and private banks.
The right lender will depend on your income, deposit, property, existing commitments and overall financial position. For larger mortgages, lenders may also consider bonuses, commission, investment income, business profits and other sources of wealth when assessing an application.
As borrowing increases, choosing the right lender can become increasingly important because lending criteria and maximum loan sizes vary considerably.
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Each lender has its own way of assessing borrowing capacity, and the amount you can borrow will depend on factors including income, expenditure, existing borrowing, deposit and your overall financial position.
Many high street lenders use income multiples and affordability models to determine the maximum loan available. More specialist lenders can take a more individual approach, particularly where a borrower’s financial position is not fully reflected by a standard affordability calculation.
For high-net-worth clients, the assessment can be broader still. Assets, investments, future liquidity, business ownership, family wealth and other financial resources may influence how much a lender is prepared to lend and how the mortgage can be structured.
As loan sizes increase, borrowing capacity can therefore become less about a single income multiple and more about finding a lender whose approach fits the client’s wider financial position.
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There isn't a fixed income requirement for a £1 million mortgage because different lenders use different affordability calculations. As a broad guide, an income of around £200,000 might support borrowing of £1 million at five times income, but some lenders can offer higher or lower multiples depending on the circumstances.
In reality, very few lenders assess mortgage affordability using income multiples alone. Factors such as career sector, age, marital status, credit profile and residential location can form part of modern affordability models. Existing mortgages, loans, school fees, dependants, pension contributions and other regular commitments can also affect how much you can borrow.
The way income is structured can matter too. Salary, bonuses, commission, dividends, partnership and investment income may all be treated differently between lenders, meaning two applicants with the same overall income can have very different borrowing capacities.
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Some lenders will consider borrowing above five times income, particularly for higher earners or applicants with strong overall financial profiles. The maximum available will depend on factors including income level, expenditure, existing commitments, deposit, credit profile and the lender's own affordability model.
For high-net-worth individuals, the assessment can work differently. Private banks and specialist lenders may be able to look beyond traditionally earned income and consider more complex income structures, substantial assets, investment portfolios, future liquidity or family wealth as part of the wider lending decision.
This means that a conventional income multiple does not always give an accurate indication of borrowing capacity, particularly at the higher end of the mortgage market.
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While mortgages with relatively small deposits exist in the wider market, maximum loan-to-value ratios can reduce as mortgage amounts become larger. A larger deposit can therefore significantly increase the choice of lenders available for a high-value mortgage.
It may also improve the interest rate available, as lower loan-to-value lending generally represents a lower risk to the lender.
Importantly, a large deposit does not necessarily have to come entirely from cash savings. Depending on the circumstances, equity from another property, investments, gifts or other assets may form part of the wider funding strategy.
For high-net-worth individuals, some private banks may also be prepared to lend at a higher loan-to-value where the client places assets under management (AUM) with the bank. In these circumstances, the bank may consider the mortgage as part of a wider banking and investment relationship rather than looking at the property and deposit in isolation.
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Mortgages above £1 million are available from mainstream banks, building societies, specialist mortgage lenders and private banks.
Which part of the market is most appropriate often depends on the size and complexity of the application. A straightforward £1 million mortgage for a salaried applicant may be suitable for a mainstream lender, while larger loans involving substantial bonuses, business ownership, investment income, overseas earnings or significant assets may benefit from a more individually underwritten approach.
At the upper end of the market, private banks can also provide considerably larger mortgages and may look at the client's wider assets and financial position alongside their income.
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Not necessarily, but they can require more detailed underwriting. A borrower applying for a large mortgage may have a very strong financial position, but their circumstances are often more complex.
Income may come from several sources, including salary, bonuses, dividends, partnerships, businesses or investments, while assets and liabilities may be spread across different structures or jurisdictions. The assessment may therefore involve more than simply establishing income and affordability. Lenders may also consider the applicant's wider assets, liquidity, investment portfolio, business interests and overall financial position.
Lenders also have different limits on maximum loan sizes, loan-to-value ratios and income multiples, as well as different appetites for complex income and wealth. As a result, a case that falls outside one lender's criteria may fit comfortably with another.
The challenge with a high-value mortgage is therefore often less about whether the borrowing is possible and more about identifying the lender and structure best suited to the client's circumstances.
“Can my assets help me get a larger mortgage?”
Private bank mortgages
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A private bank mortgage is a mortgage arranged through a bank specialising in high-net-worth clients and borrowers whose circumstances may not fit standard mortgage criteria.
The product is still a mortgage secured against property, but the assessment can be very different. Rather than relying primarily on automated affordability calculations and fixed criteria, private banks will often consider the client’s wider financial position and look for a broader banking relationship.
This can include income, investments, business interests, property, future liquidity and other assets. Private bank mortgages can therefore be particularly useful for larger loans, complex income or borrowers whose wealth is not fully reflected by conventional income.
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The main difference is usually the way the application is assessed.
Mainstream lenders generally work within defined criteria for income, affordability, loan-to-value and property type. Private banks can often take a more bespoke approach, considering the client’s wider financial position rather than the mortgage in isolation.
This can provide greater flexibility around large loans, complex income, investment assets, interest-only borrowing and unusual properties. The mortgage may also form part of a wider relationship involving investments or deposits.
Private banks still undertake detailed underwriting, but there is often greater scope to consider the strength of the overall proposition.
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A private bank can be worth considering when the size or complexity of a mortgage makes conventional lending criteria restrictive.
This might include multi-million-pound borrowing, significant assets but relatively modest income, income from businesses or investments, substantial interest-only borrowing or an unusual property.
Private banking can also help where the structure matters. For example, a client may want to retain investments rather than liquidate them for a larger deposit, or may have a future liquidity event that affects how the mortgage should be arranged.
However, private banking is not automatically the best option for a large mortgage. Mainstream and specialist lenders can also be highly competitive when it comes to pricing.
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There is no single definition because each private bank has its own target client profile.
As a useful reference point, UK mortgage regulation defines a high-net-worth individual as someone with annual net income of at least £300,000 or net assets of at least £3 million. However, private banks set their own eligibility criteria and these thresholds do not determine whether someone qualifies for private banking.
Some focus on clients with substantial investable assets, while others consider high earners, business owners, entrepreneurs, professionals or those with significant property wealth.
Minimum loan sizes and expectations around assets also vary.
Qualifying is therefore often less about reaching one particular threshold and more about matching the client’s overall circumstances with the right bank.
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Many private banks will consider new clients approaching them specifically for a mortgage, provided the borrowing and wider circumstances fit their requirements.
In some cases, the mortgage can be the starting point for a new private banking relationship. Other banks are more relationship-led and may expect clients to hold investments, deposits or other assets with them alongside the mortgage.
Requirements vary considerably, so private bank lending is not limited to existing clients.
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There is no universal minimum.
Some private banks concentrate on multi-million-pound lending, while others consider smaller mortgages where the client fits their wider profile. A bank may also accept a smaller mortgage where substantial assets, investments or other business could form part of the relationship.
Private banking generally becomes more relevant as mortgage sizes increase, but loan size is only one factor. Income, wealth, assets and the potential wider relationship can be equally important.
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Some private banks provide mortgages on a standalone, transactional basis, while others expect a wider relationship. This can involve transferring investments or placing assets under management, commonly referred to as AUM.
The amount required varies. Transferring assets may be a condition of the mortgage in some cases, while in others it can influence the structure or pricing available.
It is important to consider the overall financial outcome. Moving a substantial investment portfolio purely to secure a mortgage may not make sense simply because the mortgage terms appear attractive.
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A private bank does not automatically mean a lower mortgage rate, but borrowing from one can improve the wider financial position for a high-net-worth individual.
Mainstream lenders can be extremely competitive where borrowers fit their standard criteria. Private banks can become particularly competitive on larger or more complex transactions, with pricing potentially reflecting the loan size, loan-to-value, financial strength of the client and wider banking relationship.
The value of private banking can also lie in flexibility rather than price. Being able to borrow more, retain investments or structure the mortgage differently may produce a better financial outcome, even if the mortgage itself is not the cheapest available.
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Some private banks publish set mortgage rate tariffs, while others offer entirely bespoke pricing. Others have a standard rate guide but can be flexible where a high-net-worth individual offers a wider banking relationship.
Pricing may reflect the mortgage amount, loan-to-value, property, the client’s overall financial strength and investments or other assets held with the bank. This can create scope for a broker or private banker to negotiate, particularly where several banks are interested in the transaction.
Not every private bank operates this way, however. The aim is to secure the best combination of pricing, flexibility and structure rather than simply the lowest headline rate.
“How is a private bank mortgage different from a normal mortgage?”
High net worth individuals
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There is no single commercial definition of a high net worth individual across the mortgage market. Different lenders have their own private client or HNW criteria, which may consider income, investments, property, business interests and other assets. Some private banks also have minimum borrowing or assets-under-management requirements before they will consider a client.
There is, however, a specific regulatory definition of a high net worth mortgage customer. Broadly, this applies where the customer has an annual net income of at least £300,000 or net assets of at least £3 million, subject to the regulatory rules about which assets can be included. Where this applies and the appropriate acknowledgement is made, lenders can have greater flexibility in how they assess the mortgage.
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Conventional mortgage affordability is largely driven by income, so having substantial wealth does not automatically mean a mainstream lender will offer a larger mortgage. However, some specialist lenders and private banks are prepared to consider your wider financial position, including investments, property, pensions, business interests, family wealth and other assets.
The lender will still need to establish how the mortgage will be serviced and ultimately repaid. Depending on the circumstances, this could involve investment income, drawing from assets, a future liquidity event or an agreed repayment strategy. For clients meeting the regulatory HNWI definition and providing the required acknowledgement, lenders may also have greater flexibility in the way affordability is assessed.
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High net worth clients can potentially access a much wider range of lending options than those visible through standard mortgage products. Depending on the circumstances, this can include specialist lenders, building societies, private client divisions of mainstream banks and private banks offering individually structured facilities.
The most appropriate option is not necessarily determined by wealth alone. Loan size, property value and type, income structure, investment holdings, liquidity and the client's wider objectives can all influence the choice of lender. Some private banks will also consider the mortgage as part of a broader banking or investment relationship rather than as a standalone transaction.
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Many mainstream lenders will still assess a wealthy applicant using their standard affordability model, which can produce surprisingly restrictive results where wealth is substantial but taxable or earned income is relatively modest. Other lenders are able to take a more holistic view of the client's financial position.
There is also specific regulatory flexibility for borrowers who meet the definition of a high net worth mortgage customer. Where the relevant criteria are met and the customer provides the required acknowledgement, a lender may be able to use an alternative approach to assessing affordability. This does not remove the need for responsible lending, but it can allow substantial assets and the client's wider financial resources to be considered more appropriately.
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Private banks are an important part of the HNW mortgage market, but they are far from the only option. Specialist mortgage lenders, building societies and private client divisions of larger banks can all offer substantial mortgages, sometimes with considerably more flexibility than their standard lending criteria might suggest.
This can be particularly useful where a client wants a high-value mortgage but does not want to transfer investments or establish a wider wealth-management relationship. Whether a private bank or another lender is more appropriate will depend on the loan size, property, income and asset position, as well as how much flexibility is required.
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Standard affordability calculators are primarily designed around regular income and expenditure and do not always reflect the financial strength of someone with substantial assets or complex sources of wealth. Some lenders can assess HNW clients individually and consider investments, property, business interests, investment income and other financial resources alongside conventional earnings.
For clients who meet the regulatory HNWI definition and provide the appropriate acknowledgement, lenders may also have greater flexibility in their affordability assessment. This can result in borrowing above the amount suggested by a conventional income multiple or automated calculator, although the lender will still need to be comfortable that the mortgage is sustainable and that there is a credible strategy for servicing and repaying the debt.
“Do I need to move my investments to the private bank?”
Assets & wealth
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Some lenders can take a wider view of your financial position where you have significant assets such as investment portfolios, cash deposits, pensions or other property. This can be particularly relevant for high net worth clients whose income alone does not fully reflect their overall wealth.
Private banks may also consider the wider value of the relationship, including assets under management (AUM) or AUM potential. Significant investments held elsewhere, or assets likely to become investable following a future liquidity event, can therefore influence a bank's appetite to lend and, in some circumstances, the amount or structure of borrowing it is prepared to consider.
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Traditional mortgage affordability is primarily based on income, which can create difficulties for people who are asset-rich but have deliberately kept their regular income relatively low.
Some lenders and private banks can assess substantial assets alongside income and expenditure, particularly for high net worth clients. Depending on the circumstances, this may involve asset-based affordability, investment income, drawing a sustainable income from assets or structuring the borrowing around future liquidity.
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A substantial investment portfolio can strengthen a mortgage application and, with certain lenders, may form part of the affordability assessment itself. The lender will usually consider the value, composition, liquidity and ownership of the investments rather than simply their headline value.
With private banks, an investment portfolio may also be important from an assets under management (AUM) perspective. A bank may take into account investments already held with them, assets that could potentially be transferred to them, or future AUM potential. This can influence the bank's appetite to lend and the terms or structure it is prepared to consider.
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Rather than selling an investment portfolio to raise a larger deposit or reduce the mortgage required, it may be possible to borrow against the portfolio through a Lombard loan or another form of securities-backed lending.
The amount available will depend on the value and type of investments being used as security, with lenders typically advancing only a proportion of their value. If the portfolio falls significantly, you may be required to provide additional security or repay part of the borrowing. If the required level of security cannot be restored, the lender may ultimately sell some of the investments to reduce the loan.
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Trust income may be acceptable where there is a clear and sustainable entitlement to distributions, while some lenders may consider pension assets, pension income or accessible pension funds depending on the applicant's age and circumstances.
Simply being a beneficiary of a trust or having a substantial pension fund does not necessarily mean its full value can be used for mortgage affordability. Lenders will usually want to understand ownership, accessibility, sustainability and any restrictions on how the assets or income can be used.
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Asset-backed lending is borrowing supported by the value of assets rather than being assessed solely against conventional earned income. Depending on the lender and structure, relevant assets might include cash, investment portfolios, securities or other readily realisable investments.
In a mortgage context, this can be useful for clients with considerable wealth but comparatively modest conventional income. The terminology is used differently across the market, however, and the lender will still need to be satisfied that the borrowing and repayment strategy are appropriate.
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Assets under management, usually abbreviated to AUM, refers to the value of investments or other financial assets managed by a bank, investment manager or wealth manager on a client's behalf.
It is particularly relevant to private banking because some banks expect clients to place assets under management as part of the wider banking relationship. This is often considered proportionately to the amount being borrowed, so a bank might, for example, be comfortable providing a £2 million mortgage where the client also transfers £2 million of investments for the bank to manage. The required relationship between lending and AUM varies between private banks, and some will also consider the potential for further AUM in the future.
“Do high net worth individuals have different mortgage options?”
Interest-only mortgages
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Interest-only is widely available for larger mortgages, although the lender will usually want to understand both how the monthly interest payments will be afforded and how the capital will ultimately be repaid.
For high-value borrowing, lenders may have greater flexibility around acceptable repayment strategies, particularly where the borrower has substantial investments, property or other assets. Maximum loan-to-value can also vary according to the mortgage size and proposed repayment strategy.
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Interest-only lending is common within private banking and can be particularly suitable for clients who have substantial assets but do not necessarily want to use those assets to reduce their mortgage immediately.
Private banks can often take a broader view of the client's overall financial position, including investments, property, future liquidity events and assets under management. Some may also offer flexible structures combining interest-only borrowing with other forms of lending.
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There is no single maximum. The amount available will depend on income and affordability, the value of the property, loan-to-value and the lender's criteria. The proposed repayment strategy can also influence how much a lender is prepared to offer.
For larger mortgages, lenders may assess the application individually rather than relying solely on standard affordability models. However, taking a mortgage on interest-only does not necessarily increase borrowing capacity simply because the monthly payments are lower.
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Acceptable repayment strategies vary considerably between lenders. These can include investments, pensions, cash savings, the sale of another property, bonuses or other future capital, and in some circumstances the eventual sale of the mortgaged property.
The lender will consider whether the strategy is credible and likely to provide sufficient funds when the mortgage needs to be repaid. Some lenders will accept a combination of strategies rather than relying on a single source.
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An investment portfolio can potentially be used as the repayment strategy for an interest-only mortgage, allowing the investments to remain in place rather than being liquidated at the outset.
The lender will normally consider the current value and composition of the portfolio and may apply a “haircut” to allow for fluctuations in value. The amount of investments required can therefore be higher than the outstanding mortgage balance.
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Some lenders will accept the future sale of another property as an interest-only repayment strategy, provided there is sufficient equity in the property to repay the mortgage.
The lender may consider the property's current value, any borrowing secured against it and the amount of equity remaining after reasonable allowances for changes in value and selling costs. Criteria vary, particularly where the property is overseas or jointly owned.
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This is usually referred to as a part-and-part mortgage, where one portion of the loan is arranged on a repayment basis and the remainder on interest-only.
This can reduce monthly payments compared with having the entire mortgage on repayment while still reducing some of the capital throughout the term. A suitable repayment strategy will still be required for the interest-only portion.
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High-value interest-only mortgages can be available to older borrowers, and some lenders and private banks have considerably more flexible maximum-age criteria than the mainstream market.
The lender will still need to establish that the interest payments remain affordable throughout the mortgage term and that there is a credible strategy for repaying the capital. Retirement income, investments, pensions, property assets and wider wealth can all form part of the assessment.
“Are large mortgages harder to get?”
High value & unusual property
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High net worth borrowers have a wide range of options for financing very high-value property, including private banks, specialist lenders and mainstream banks with dedicated large-loan teams. Mortgages running into several million pounds are regularly available, with some lenders able to consider substantially larger facilities.
At this level, lending can also become more bespoke. Rather than relying solely on standard mortgage criteria, lenders may consider the client's wider financial position, including income, assets, investments and liquidity, alongside the property, loan-to-value and overall structure of the borrowing.
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Some lenders have specific policies for prime and super-prime London property, particularly where values or mortgage amounts are very high. Maximum loan-to-value ratios may differ above certain property values or loan sizes.
Equally, some lenders actively favour Prime Central London (PCL). Strong demand, established markets and the quality of the underlying property can make PCL particularly attractive security, with some private banks and specialist lenders offering greater appetite for large loans and more bespoke lending structures in these locations.
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Private banks can be particularly well suited to financing country estates and other high-value properties that do not fit neatly within standard residential mortgage criteria. Some banks and specialist lenders have considerable expertise in agricultural and rural property and actively lend in this area.
The lender will usually consider the estate as a whole, including the main residence, cottages, outbuildings, acreage and how the land or buildings are used. Agricultural, commercial or let elements can influence the structure of the mortgage, but with the right lender they can form part of a lending proposition specifically designed for estates and rural property.
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Lenders vary considerably in how much land they are comfortable with. A few acres accompanying a residential property may be straightforward, whereas substantial acreage can significantly reduce the number of suitable lenders.
How the land is used is also important. Paddocks and gardens may be treated differently from commercially farmed land, equestrian facilities or land generating an income. For unusual properties, the lender's view of the overall security is often more important than acreage alone.
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A listed building is not automatically a problem for a private bank, and many will consider Grade I, Grade II* and Grade II properties subject to valuation and the individual circumstances.
The condition, construction and marketability of the property will be important. Where significant alterations or renovation are planned, the lender may also want to understand the proposed works, planning and listed-building consents and how they will be funded.
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The appropriate finance depends on the condition of the property and the extent of the work required. If it remains habitable and mortgageable, a conventional mortgage may still be possible, including through lenders comfortable with high-value renovation projects.
For more substantial works, particularly where the property is uninhabitable or undergoing structural alteration, specialist refurbishment finance or short-term lending may be required initially, with the property refinanced onto a conventional mortgage once the work is complete.
Our experienced mortgage brokers can advise on the most appropriate lending structure for the purchase, works and longer-term financing of the property.
“Do lenders have different rules for prime London property?”
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Overseas investments, cash deposits, property and other assets can form part of the lender’s assessment of your overall financial position, particularly for high-value mortgages and private bank lending.
Whether those assets directly increase borrowing capacity depends on the lender and how the mortgage is structured. Their location, liquidity, ownership and source of wealth will also be considered, with additional due diligence often required for assets held overseas.
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An overseas investment portfolio can be relevant when assessing your wider wealth and, with some private banks, may form part of the overall banking relationship.
Depending on where the investments are held and what they consist of, a lender may consider them as evidence of financial strength, accept them as assets under management, or potentially use them within a broader lending structure.
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Many private banks and specialist lenders are accustomed to clients whose property, investments, businesses and other assets are spread across several jurisdictions.
It can, however, make the underwriting and due diligence more detailed. The lender may need to establish ownership, value and source of wealth across different countries, and some jurisdictions are more readily accepted than others.
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Private banks in particular are accustomed to assessing offshore investment portfolios, deposits and other assets as part of a client’s wider financial position.
The jurisdiction, ownership structure, liquidity and source of the assets will be important. Some banks can also consider offshore assets as part of an assets-under-management relationship, although requirements vary considerably between institutions.
“Can I get a mortgage on a very high-value property?”
International wealth
See our Expat & overseas worker FAQ for questions about residency, foreign income, foreign nationals and overseas employment.
“Do private banks offer mortgages on an interest-only basis?”
Complex structures
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Specialist lenders and private banks can consider lending to trusts, depending on the trust structure, beneficiaries, trustees and purpose of the borrowing.
The lender will normally require the trust documentation and legal advice may be necessary to confirm that the trustees have the appropriate powers to borrow and grant security.
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Companies and special purpose vehicles (SPVs) can borrow against residential and investment property, including at high values.
The appropriate lender will depend on the company structure, the property and its intended use. A straightforward property investment SPV may fit standard large lending criteria, while more complex corporate structures can be better suited to private banks or lenders offering individually underwritten facilities.
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Some private banks and specialist lenders can lend to offshore companies purchasing or refinancing UK property, although the lender pool is more specialist.
The lender will usually undertake detailed due diligence on the company, its beneficial owners and the source of wealth and funds. The jurisdiction in which the company is incorporated can also significantly influence which lenders will consider the structure.
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This is an area where private banks can be particularly useful, as they are often able to consider structures that fall outside conventional residential mortgage criteria.
This might include properties held through trusts, companies, partnerships or other ownership arrangements. The bank will assess the underlying individuals, purpose of the structure, source of wealth and the security being offered rather than looking solely at the legal owner of the property.
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Some private banks and specialist lenders can take additional security where it helps support the overall lending proposition.
This could include another UK property, an investment portfolio or a cash deposit. Cross-collateralising assets can sometimes increase borrowing capacity or reduce the loan-to-value against the primary property, which may result in a lower interest rate. However, it also places the additional assets at risk if the borrowing is not repaid.
“Can I borrow against my investments without selling them?”
The process
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A relatively straightforward private bank mortgage can sometimes progress at a similar pace to a conventional mortgage, while more complex cases may take longer because the underwriting is more detailed and individually assessed.
Timescales can also depend on the property, valuation, ownership structure, jurisdictions involved and the complexity of your income and wealth. Providing the required information at the outset can significantly reduce delays.
If you are new to the private bank, additional time may also be required to onboard you as a client, which can have its own separate process.
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The documents required depend on how your income and wealth are structured. Alongside identification, bank statements and evidence of income, a private bank may request investment statements, company accounts, tax returns, portfolio valuations, trust documentation or evidence relating to other assets and liabilities.
For more complex cases, particularly where wealth is held internationally or through companies, trusts or other structures, additional documentation may be required to establish ownership and the origin of funds.
Private banks can take a more comprehensive approach to documentation than high street lenders, particularly where you are being onboarded as a new banking client alongside the mortgage application.
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Source of funds establishes where the money being used for a transaction has come from, such as savings, investments, regular earnings or bonuses, a property sale, inheritance or business proceeds.
Source of wealth looks more broadly at how your overall wealth was accumulated. Private banks typically carry out detailed checks as part of their anti-money laundering and financial crime obligations, particularly where substantial sums, overseas assets or complex ownership structures are involved.
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High-value properties are normally subject to a detailed valuation by a surveyor with appropriate experience of the particular property type and location. For prime, unusual or very high-value homes, lenders may use specialist valuers rather than relying on standard valuation methods.
The valuer will consider comparable transactions, condition, location, marketability and any unusual features. Where suitable comparable sales are limited, the valuation may require more judgement and scrutiny than for a conventional property.
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Depending on the lender and transaction, costs can include lender arrangement fees, valuation fees, legal fees and mortgage broker fees. Some private banks charge a percentage of the mortgage amount, while others may agree fees individually as part of the overall lending terms.
For larger mortgages, fees can sometimes be negotiated alongside the interest rate and other terms. It is therefore important to consider the overall cost and structure of the mortgage rather than the headline interest rate alone.
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High-value mortgages are not simply larger versions of conventional mortgages. Lenders can differ significantly in how they assess complex income, assets, property types, ownership structures, international wealth and the wider private banking relationship.
A specialist broker can identify which lenders have the appropriate appetite, present the case effectively and negotiate directly with private banks and specialist lending teams. This can be particularly valuable where lending terms are individually structured rather than determined by standard published criteria.
“Can overseas assets be used to support a UK mortgage?”
“Do private banks offer mortgages on an interest-only basis?”
“What is asset backed lending?”
“What does assets under management mean?”
“Can a trust get a mortgage?”
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