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For those who want to build their own home, a conventional residential mortgage is not an option. Instead, the self-builder would need to apply for a self-build mortgage. Not every lender is active in the self build mortgage market and those that are, tend to charge a higher rate of interest for self build mortgages. Self build mortgages involve regular site inspections, additional administrative tasks and are deemed to carry more risk for the lender than conventional mortgages do. Also, the self build mortgage application can take longer to process than average — five or six months is not unusual.
The lender will want to see detailed plans for the property, an accurate build cost projection, building regulations approval and would expect, at the very least, outline planning permission to have been granted. And rather than the borrower taking on the build, lenders are likely to require a professional builder or a qualified project manager to be appointed.
Lenders will employ a professional valuer to assess the property’s market value on completion and during the build. If the mortgage provider considers the project viable, the amount they’re willing to advance will be determined by a range of factors such as build type, construction methods and materials used and the property’s location. The lender will also take account of the borrower’s credit history and judge whether they can afford to make the loan repayments or not.
As most lenders will not advance more than 75% of the current value of the land and a similar amount against the build costs, the self build borrower has to find a larger deposit than normal. Some providers require the mortgagor to have bought the land prior to applying for the mortgage.
Houses are built in stages, which is why self build mortgage funds are released in stages. Precisely when each advance is made — either at the beginning or on completion of each stage — depends on the lender’s policy. Where applicable, the first advance is used to help buy the land on which the property will be built. Subsequent advances are made (subject to the valuer’s approval) once the foundations have been laid, at the point when construction reaches the level of the eaves, as soon as the property is watertight and when the interior walls have been plastered. The final advance materialises when the property is ready for occupation.
A MORTGAGE IS A LOAN SECURED AGAINST YOUR HOME. YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE OR ANY OTHER DEBT SECURED ON IT.
I want to take this opportunity to thank you profusely for all your work, time and support in steering me through this process. I have felt very confident that I was in good hands from the outset and appreciated your patience and proactivity in seeking out an alternative provider when the original lender turned me down.
We are completed impressed with the professionalism of Capital Financial Services and their outstanding service.
Colin & Chrissy were extremely helpful in assisting us in arranging our first mortgage. As daunted first time buyers who knew nothing about the process, it made things much easier having them there along the way to answer questions, arrange everything we needed and deal with much of the paperwork on our behalf. They always got back to us promptly and took the time to explain what we needed to do and why. They made the process so much easier for us, so many thanks to them both! We wouldn't hesitate to recommend their services.
Colin and the team at CFS arranged our mortgage and life cover. They did an excellent job of talking us through the different options available and explained everything thoroughly, so we fully understood our obligations before proceeding. They were courteous and helpful at all times and we will definitely use them again.
We didn’t fully understand the implications of Inheritance tax, which Colin explained to our family in an easy to understand manner. As a result, we are now secure in the knowledge that the family estate is protected.
After the birth of our first child, we decided to review our finances and contacted Capital Finances Services for independent advice. They were brilliant in advising us on what our priorities should be. It really put everything into perspective and has made us much more aware of our finances. We started with protection plans for our family and are about to make some ISA investments. The fact that the advice was independent really made a difference as the options are much greater and we are comfortable that we have the right plans in place for our needs.
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Capital Financial Services
Argyle House
Third Floor, Suite 3K
Joel Street
Northwood Hills
Middlesex
HA6 1NW
T: 01923 842 282
F: 01923 840882
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Principal: Colin Baldock
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Further information about the Financial Ombudsman Service (FOS) is available from their website www.financial-ombudsman.org.uk
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