We’re currently working on our BTL calculator in light of our recent criteria changes. We hope to have this back up and running soon but if you need any help in the meantime, please contact your BDM or the Helpdesk on 0330 123 1073.

Later life mortgages.

For older borrower clients

Here’s what you need to know.

Who says older borrowers should have limited mortgage options? Not us!

We don’t operate separate products or dual pricing, so your clients aged 50, 60, 70 and older can select any of our main range deals. Here’s five things you should know:

  1. Available on our standard range of products, up to a 40-year term with no maximum age for repayment for both capital and interest, and interest only mortgages.
  2. Interest only: sale and downsize up to 50% LTV (min equity £200,000). Other interest only options available, depending on your repayment vehicle.
  3. We’ll lend to 80% LTV for applicants borrowing into retirement, or 70% LTV if already in retirement (50% if there’s any interest only).
  4. We utilise pension assets as income, even if not currently being drawn – will use 80% of pension pot and divide by mortgage term, using the resulting figure as gross income.
  5. For income we’ll take 100% of regular pension income and 75% of investment income.


Your questions answered.

We have no maximum age on capital and interest (repayment) mortgages, nor on our interest only mortgages.

For buy to let and holiday let mortgages there is no maximum age.


We do not have a general minimum income for residential cases, but for retired applicants there is a minimum income of £20,000, whether a joint or sole application.

We can assess multiple sources of income when calculating affordability. This includes 100% of employed, self employed, state and private pensions, plus 100% of rental (average the last 2 years SA302’s) and 75% of investment income being drawn.

We can accept income from a Self-invested Personal Pension (SIPPs) not currently being drawn, where we will use 80% of the fund value, which we divide by the mortgage term and use the resulting figure as an annual income.

Additionally, for self employed clients we can accept income into retirement if the customer will continue to receive dividends/income from the business.

For the most up to date information on accepted incomes please check our lending criteria.

Your clients can borrow funds to continue an existing mortgage, to purchase a new property for retirement, to generate income (through a holiday let or BTL purchase), debt consolidation or to prepare their home for later life by extending, renovating or adapting.

Alternatively, the customer can raise to release a cash gift in order to help a family member. Capital raising for gifting is limited to 50% LTV.

We won’t accept applications where the funds are needed to fund everyday living expenses, or are to top up savings or investments, or to purchase a car / holiday.

During the application process we will need to know full details of the current and projected income, including employment, pensions, investments, dividends etc.

For clients who will be retiring during the mortgage term we firstly calculate affordability on the whole balance using their current employed or self-employed income. We then calculate the projected residual mortgage balance at retirement age (max 70 or 75 if self-employed) and use the projected residual mortgage balance to assess affordability against their projected retirement income.

By taking this residual approach we’re able to apply a sensible calculation of actual mortgage costs against their retirement income, rather than assessing the affordability of the whole initial mortgage balance from the projected retirement income.

We require all applicants who are aged 75 or older at the time of application to seek independent legal advice, as a condition of our mortgage offer. The advice should be provided after the mortgage offer has been issued but before our funds are released. We also recommend anyone borrowing beyond 75 to have registered a lasting power of attorney for property and financial affairs.

No. For standard residential mortgages (non RIO) in joint names we do not calculate affordability based solely using one income. The mortgage will be assessed based on the applicants combined incomes, as the mortgage is for a set term, at the end of which repayment is required.

Where a loan is redeemed as a result of death of a borrower we will not apply any ERC or penalty. This applies whether there is a surviving borrower or not. We will also not charge interest on the mortgage from the date of the death of the last / sole borrower.

Please refer any such cases to your BDM, or the team by calling 0330 123 1073 (option 1) or by emailing [email protected].

No. Our standard range of mortgages are available to clients borrowing in or into retirement, whether that is on a capital and repayment, interest only or even a part and part basis. Repayment of the mortgage will be required on or before the end of the mortgage term.

We’re on hand to help, so please either contact your BDM directly or speak to our helpdesk on 0330 123 1073 (option 1).

Useful resources

Helpful information.

Interest only declaration – sale of mortgaged property


Mortgage enquiry


Packaging requirements


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