Explore our mortgage guides.
Clear, practical guidance on everything from expat mortgages and complex income to property investment, private banking and self-build projects.
Learn how lenders approach different circumstances and what can make an application work.
Frequently asked questions.
Mortgage advice
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Rather than simply searching the market, a good mortgage broker helps you navigate it.
While technology can compare products and criteria, it cannot replace experience, judgement and lender relationships. Understanding how lenders assess complex cases, which lenders are genuinely open to particular circumstances and how best to present an application often makes the difference between success and failure.
At Pavilion Finance, we work closely with lenders across high street banks, building societies, specialist lenders and private banks. Over many years, we have built relationships with underwriters, credit teams and senior decision-makers across the market.
Whether you're a first-time buyer, business owner, landlord, expat or high-net-worth borrower, our role is to combine specialist knowledge, lender relationships and practical experience to help you achieve the outcome you're looking for.
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We are whole of market advisers who work with a broad range of lenders, including high street banks, building societies, specialist lenders and private banks.
More importantly, we understand how those lenders approach different types of cases. Lending criteria can often appear similar on paper, but the way lenders assess income, property types, business structures and complex circumstances can vary considerably.
Our experience and relationships allow us to identify lenders whose appetite and approach align with your circumstances, helping to avoid unnecessary applications and improve the likelihood of a successful outcome.
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Our fees vary depending on the complexity of the case and the work involved. We will always discuss and explain any fees clearly before proceeding and confirm them in writing.
In many cases, we also receive commission from the lender when a mortgage completes. Any commission payable will be disclosed to you as part of our advice process.ext goes here
Borrowing & affordability
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The amount you can borrow depends on a range of factors, including your income, existing commitments, credit profile, deposit and the lender's affordability assessment.
While some lenders use simple income multiples, many take a more detailed approach that considers the wider picture. This can be particularly important for self-employed applicants, business owners, investors and those with complex income arrangements.
We can provide an indication of your borrowing potential and discuss the options available before you begin your property search.
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The minimum deposit required depends on your circumstances, the type of mortgage and the lender involved. Residential mortgages are often available with deposits from 5%, while buy-to-let and specialist lending may require a larger contribution.
A larger deposit can improve the range of products available and may result in a more competitive interest rate. If part or all of your deposit is being gifted, we can advise on how lenders typically assess gifted deposits.
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The documents required vary from case to case but typically include proof of identity, proof of address, evidence of income and recent bank statements.
Additional documentation may be required for self-employed applicants, business owners, landlords, expats or clients with more complex circumstances.
We'll provide a tailored checklist at the outset and guide you through the process to ensure the application progresses as smoothly as possible.
Complex Mortgages
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Many lenders are happy to consider self-employed applicants and business owners, although the way they assess income can differ significantly.
Depending on your circumstances, lenders may review accounts, tax calculations, company accounts or a combination of documents. Some lenders are also willing to consider applicants with only one year's trading history.
We regularly arrange mortgages for sole traders, partnerships, contractors and limited company directors, helping clients navigate the differing approaches taken by lenders.
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Many of our clients receive income that falls outside a standard salary arrangement.
Contracts, bonuses, commission, dividends, retained profits, stock options, carried interest and multiple income streams can all be considered by certain lenders, although the assessment methods vary considerably.
Understanding how lenders assess your income structure is often more important than simply finding the lowest interest rate. We specialise in helping clients with complex income present their circumstances effectively.
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A number of UK lenders offer mortgages to British nationals and other applicants living and working overseas.
The options available will depend on factors such as your country of residence, currency of income, employment arrangements and property objectives. Some lenders have broad expat propositions, while others apply more restrictive criteria.
We have extensive experience arranging mortgages for clients living overseas and can advise on the options available based on your individual circumstances.
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Many buy-to-let investors choose to purchase or refinance property through a limited company structure.
Limited company mortgages are widely available, although lenders will assess both the company and its directors when considering an application. The most suitable structure will depend on your circumstances, objectives and tax planning arrangements.
We work closely with landlords and their professional advisers to identify appropriate lending solutions for limited company property investment.
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Many of our clients approach us precisely because their circumstances fall outside what is considered straightforward.
Over the last two decades, our advisers have arranged finance for business owners, professionals with complex remuneration structures, expats, property investors, developers, high-net-worth individuals and clients with unusual property or income situations.
Every case is different. Our first step is simply to understand your circumstances, your objectives and any challenges that may need to be overcome. From there, we can assess the options available and discuss the most appropriate way forward.
It starts with a conversation.escription
The application process
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Timescales vary depending on the lender, the property and the complexity of the application.
A straightforward purchase or remortgage may progress relatively quickly, while specialist cases can require additional underwriting and documentation. Once we understand your circumstances, we'll provide a realistic indication of likely timescales and keep you updated throughout the process.
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An Agreement in Principle (AIP), often known as a Decision in Principle (DIP), provides an indication of how much a lender may be willing to lend, subject to a full application and underwriting.
Obtaining an AIP before beginning your property search can help you understand your budget and demonstrate to estate agents and sellers that you're a serious buyer.
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While some lenders prefer applicants to have completed a probationary period, others are willing to consider applications from those who have recently started a new role.
Some lenders can even offer a mortgage based on a signed future employment contract. This can be particularly helpful for professionals relocating, changing employers or returning to the UK from overseas.
The lender's approach will often depend on factors such as your employment history, industry, income structure and the nature of the new position.
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A decline from one lender does not necessarily mean that a mortgage is unavailable.
Different lenders have different criteria, and understanding the reason for the decline is often the key to identifying alternative options. We will review your circumstances, establish what happened and discuss the most appropriate next steps.
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“Dan Gracie came through with a bespoke solution that met our needs perfectly. His advice was spot on, and throughout the process he remained positive, proactive, and gracious.”
– Mitch
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“Excellent service as always from Alex and his team. Everything was handled professionally and with care. I highly recommend Alex for his clear, prompt explanations and his genuine commitment to helping us evaluate the best options.”
– Milo