How to borrow more from my buy to let property if I am a higher rate tax payer?

24 Sep 2019

How to borrow more from my buy to let property if I am a higher rate tax payer?

Calling all landlords! If you own multiple buy to let properties Top Slicing may be for you.

The Bank of England’s Prudential Regulation Authority (PRA) initiated more stringent rules for landlords who owned four or more buy-to-let properties. Lenders have had to amend there ways or disregard the business completely. Top Slicing mortgages have been adopted by some lenders, Top Slicing allows landlords to use there personal and or other external income to subsidise short falls in their low rent yielding properties.
When a Landlord applies for new lending for a new property, the ‘lender’ must now take all the properties in the landlords portfolio into consideration. Monthly rentals yields should exceed more then 125% of the mortgage payments, to secure lending. Some lenders have also chosen to increase this to a hefty 145%. There is a huge amount of competition in the buy-to-let market and the banks and building societies are interpreting the PRA’s new rules differently.

As a result, a selection of lenders offer more attractive rental calculations when landlords lock into a longer term fixed rates.

If a property generates £1,750 rental income per month, it may be possible to secure larger loans through some specialist lenders.

If you were to apply for one of Santander’s buy-to-let mortgages, a rental calculation of 145 at 5.5% would apply. With £1,750 rent each month this would mean the bank would lend around £263,322.

Other lenders may well offer much more generous buy-to-let loan sizes, for example, Accord Mortgages could offer up to £311,111 and Fleet Mortgages could provide up to £336,000. Also, Newcastle for Intermediaries may lend up to £362,068 and Paragon Mortgages could lend up to £420,000 (to basic tax rate payers).

There are a handful with lower rental calculations but the latest lender to launch is LendInvest. Better known as a peer to peer investment platform, the lending side of the business is now offering buy to let mortgages in addition to short term and development finance. For those with a 40% deposit or equity, the two-year fixed rate is 3.69%, while the five year rate is 3.99%.

The maximum loan to value is 80% with rates starting at 4.49% for a two-year and 4.79% for a five year fix. It’s pitching itself at professional landlords mainly but, depending on your circumstances, its rental income ratio calculations start from as low as 125%. Similarly, if you’re looking to do a pound for pound remortgage, LendInvest will adopt the stress rate of a basic-rate limited company borrower – quite unusual in the market. Taking some of these figures into consideration means, some landlords will have a hard time trying to secure lending. Top Slicing takes a landlords personal income into consideration meaning that they can bridge shortfalls in the affordability of the lending.

Contact us now to discuss your personal options, Revolution Finance Brokers specialise in commercial and residential finance in Essex, Kent, London and Hertfordshire.

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Almas Uddin

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