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Guarantor Mortgages

Guarantors are a normal part of the mortgage process and are common when an applicant is unable to secure the mortgage they need based on their finances. Common guarantor mortgage scenarios include first-time buyers, and parents helping their children purchase a property.

Almas Uddin
Almas Uddin

Founder and Mortgage Advisor

Almas Uddin2024-06-14
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Guarantor Mortgages

A Guarantor mortgage is an alternative option to joint purchases, whereby both the applicant and their guarantor become co-owners of the property.

Guarantor mortgages explained

With a guarantor mortgage, you need to contribute a deposit as normal, and the payments will typically be on a repayment basis since the most common applicants for guarantor mortgages are first-time buyers. Repayments are made monthly and include a proportion of the borrowing plus interest. The guarantor provides a guarantee that you will make your monthly repayments, and are assessed for creditworthiness alongside the applicant. The guarantor has no obligation to finance any part of the deposit and does not own the property.

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Based on your yearly income,
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Most lenders will let you borrow 4.5 times your annual salary so, as long as you have a standard 10% deposit, you should be able to borrow this much.

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Depending on your personal circumstances, some lenders may let you borrow 5 times your salary.

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Lenders usually cap the amount they lend at 5.5 times your salary, so it’s unlikely you’ll be able to borrow more than this.

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Missing payments on a Guarantor mortgage

Having provided a guarantee, if you cannot keep up with your monthly repayments, then your guarantor will need to help make up the missing payments. If your guarantor is unable to help bring your repayments back up to date, then there is a risk of your property being repossessed. Given that the guarantor is not on the title deeds and does not own any part of the property, they do not have any ownership rights, whether or not the mortgage remains in good order.

Eligible mortgage Guarantors

Many lenders offer guarantor mortgages, but each will have different lending criteria. Common guarantors include parents, grandparents, relatives or partners. Some lenders only accept guarantors with a familial link to the applicant, such as a parent, so if you are stuck choosing which lender to apply to, give us a call and let us help! A person can be your guarantor whether or not they have a mortgage of their own. Their eligibility will depend on their liquidity and personal assets, rather than their mortgage position. Buy-to-Let mortgages are usually not considered in the application process since they are usually self-funding.

Joint Borrowing

An alternative to guarantor mortgages is joint borrowing, where two or more applicants apply for the mortgage, but only the main applicant is named as the owner on the property title deeds. This type of mortgage is called a ‘joint borrower, sole proprietor’ mortgage. The key difference from a guarantor mortgage is that a guarantor is not a borrower, but on a joint borrower sole proprietor mortgage, every named person on the application is a borrower. A guarantor is a subsidiary party to the mortgage agreement and remains in the background unless the owner fails to keep up with their repayments. However, each person who is part of a joint borrowing mortgage will be a borrower and are all equally responsible for keeping the mortgage up to date.

Benefits of guarantor or joint borrower sole proprietor mortgages

  1. Improved affordability – helping applicants who have been unable to secure a mortgage to access the lending they need
  2. Help for first-time buyers – either scheme is eligible for Stamp Duty exemptions available to first-time buyers since the buyer is the applicant on the title deeds
  3. Stamp Duty relief – there is no additional stamp duty charge against a guarantor or joint borrowing applicant, even if they already own another property since they have no ownership rights to the property

Choosing a guarantor mortgage

Each of these options is ideal for first-time buyers or any property purchases where the applicant cannot secure the lending they need. The benefit is in improving the strength of the application, and increasing the affordability and thus what a lender can offer. Both guarantor and joint borrowing mortgages are suited to applicants on a low income, or who is unable to raise the finance they need on a typical mortgage basis.

Choosing a joint borrower sole proprietor mortgage

This option has an additional benefit for buyers hoping to purchase a rental property, and one of the applicants has tax-exempt status or does not yet own another property. Every applicant is included in the assessment of the application, but only the named individual on the title deeds is considered the owner. If one of the applicants is a first-time buyer, then if they are the property owner they will not incur the stamp duty payable on second property purchases. Should they be on a lower tax bracket, or not be liable to pay taxes, then the income tax payable against the rent achieved from the property will also be less.

Lenders of guarantor mortgages

Both guarantor mortgages and joint borrower sole proprietor mortgages are widely available, however, the criteria and lending available varies significantly. To find the best mortgage option for you, and to help decide on which type of mortgage suits your circumstances, give business loan broker a call today!

Almas Uddin
Almas Uddin

Founder and Mortgage Advisor

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Frequently Asked
Questions

If you do not keep up with your mortgage then your guarantor will be approached to make up for the missed payments. This is because they have provided a guarantee that you will pay your mortgage, and become liable if you default. If your guarantor will not or cannot make up for missed payments, there is a risk that your property will be repossessed.

Many guarantors are parents or relatives of a first-time buyer, and add a layer of security to the application process to help the lender achieve the mortgage offer that the applicant needs. Whether or not you will be accepted as a guarantor depends on your own financial situation and your relation to the applicant.

Yes you can, although the same affordability criteria will apply so you will need to have enough financial security to be able to act as a guarantor on a mortgage in addition to your own mortgage. Every lender will need to assess each applicant in terms of affordability, so provided you pass this assessment there is no reason you cannot be a guarantor in addition to your own mortgage.

Some guarantors may be reluctant to support a mortgage application, since their name will not appear on the title deeds. This means that the guarantor has no right of ownership over any part of the property but will still be liable to make up for any shortfall in mortgage repayments. Another option is joint borrower sole proprietor. This type of mortgage allows for multiple applicants to be named on the mortgage application, but for only one of those applicants to be the resident, or proprietor of the property. Whilst the additional applicants are still not named on the title deeds, they do have a direct borrower relationship with the mortgage lender which means they have more rights and opportunities to be in direct contact with the lender and make decisions about things such as renewing their mortgage.

Guarantor mortgages are appropriate for any property buyer who cannot provide enough security to secure a mortgage offer from a lender. The guarantor is usually a parent or family member, and guarantor mortgages are typically used by first-time buyers as a way to get onto the property ladder.

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The content included in our articles, blogs, web pages and news publications is based on information accurate at the time of writing. Note that policies and criteria can change regularly throughout the UK mortgage lending market, and it remains essential to contact the consultation team to receive up to date guidance. The information included on the Revolution Brokers site is not bespoke to any circumstances or individual application scenarios and therefore is not intended to be used as financial advice. The content we share is designed to be informative and helpful but cannot be relied upon to provide individual advice relevant to your mortgage requirements. All Revolution team members are fully qualified, trained and experienced to provide mortgage advice of an independent nature.

We collaborate with lenders and providers who are regulated, authorised and registered with the Financial Conduct Authority (FCA). Should you require specific mortgage borrowing types, some products such as buy to let mortgages may not be FCA regulated. The Revolution team can provide further information about regulated and unregulated lending as required. Please remember that a mortgage is a debt which is secured against your home or property. Your home can be at risk of repossession if you do not keep up with the repayments or encounter any other difficulties in managing your mortgage borrowing responsibly. This also applies to any remortgage or home loan secured against your property, including equity release products.

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