Moving home without losing your good rate.
Elena compares porting your existing deal against a full switch, prices the additional borrowing, and flags the chain risks before your offer goes in.
A home mover mortgage is a UK residential mortgage taken when selling one property and buying another. There are three routes: port the existing product to the new property (no early repayment charge, rate preserved), redeem and take a new mortgage with any lender, or combine a ported loan with additional borrowing priced at today's rates. In 2026, 5-year fixes for movers start at 4.04% at 60% LTV and 4.39% at 85% LTV, with lending typically 4.5–5.5× income. Where sale and purchase dates don't align, chain-break bridging (0.79–1.15% per month) or let-to-buy can keep the move alive.
The numbers, at a glance.
What lenders want to see.
Who typically qualifies
- Existing UK residential mortgage being redeemed or ported
- Equity in the current property to fund the new deposit
- Employed, self-employed or contractor income evidenced for 3–24 months
- Affordability on the total new loan, including any additional borrowing
- Clean or light-adverse credit — recent defaults route to specialist lenders
Documents to prepare
- Current mortgage statement and redemption / ERC figure
- Memorandum of sale for your existing property
- Last 3 months' payslips or 2 years' SA302s and tax overviews
- Latest 3 months' bank statements
- Proof of any gifted or savings deposit topping up your equity
How Elena helps, specifically.
Port vs switch modelled
Elena prices both routes side by side, including ERCs and product fees.
Additional borrowing
Blend a ported rate with new money — priced as a second sub-account.
Chain-gap cover
Bridging or let-to-buy options costed before you commit to a date.
Timeline sequencing
Offer validity, exchange and completion mapped so nothing expires.
ERC protection
We check your ERC window and time completion to avoid needless charges.
AI-matched lenders
Only lenders whose porting and affordability rules fit your case.
Top lender matches for this profile
"Best porting mechanics and 5.5× income on joint applications over £50k."
"Strong for movers with smaller equity and fast AVM valuations."
"Cheapest pricing where sale equity takes you to 60% LTV or lower."
The detail lenders won't tell you.
Porting is a criteria test, not a formality
Porting keeps your rate, but the lender re-underwrites you as a new applicant on the new property. Income changes, new debt, or a property type outside policy (flats above commercial premises, non-standard construction) can all cause a port to be declined — even when your payment history is perfect. Elena checks the new property against your current lender's policy before you rely on the port.
The ERC maths that decides port vs switch
Compare the ERC you would pay to redeem against the total interest saving of moving to a cheaper product over your remaining fixed term. On a £250,000 balance with 24 months left at 5.49% and a 2% ERC (£5,000), switching to 4.24% saves roughly £6,250 in interest — marginally worth it. At 1% ERC it is clearly worth switching; at 3% it usually is not.
When the chain breaks
If your buyer withdraws after you have exchanged on the purchase, chain-break bridging completes in 5–10 working days at 0.79–1.15% per month with MT Finance, United Trust Bank or Together, repaid from the eventual sale. Let-to-buy is the cheaper alternative when your existing home rents well: remortgage it onto a buy-to-let product, release the equity as your deposit, and keep it as an investment.
Port vs switch at a glance.
| Criterion | High-street lender | Specialist / AI-matched |
|---|---|---|
| Rate | Preserved from existing deal | Today's market rate |
| Early repayment charge | None | 1–5% of balance if inside fix |
| Additional borrowing | Second sub-account at today's rate | Single loan, single rate |
| Underwriting | Full re-assessment by same lender | Full application to new lender |
| Speed | 2–4 weeks | 3–6 weeks |
Real scenarios, real numbers.
Where these numbers come from.
- FCA MCOB 11 — responsible lending and affordability — Governs re-assessment on porting and additional borrowing.
- HMRC SDLT rates and additional-property surcharge — Reclaim window is 36 months from the new purchase.
- Bank of England Bankstats — quoted mortgage rates — Basis for the 2026 rate ranges quoted above.
Rates, criteria and schemes cited are indicative of the UK market at time of publication and change frequently. Elena verifies live rates against 90+ lender panels before every application.
Questions, answered.
Elena, our AI mortgage expert, can answer it in seconds — or book you a free callback with a human broker.
Should I port my mortgage or switch lender when moving home?
Can I borrow more when I port my mortgage?
What happens if my sale and purchase don't complete on the same day?
Do I pay stamp duty when moving home?
How much can I borrow as a home mover?
Will I need a new valuation and survey?
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