I Own My House Outright Can I Remortgage?

Owning a second property can offer a range of benefits, from providing additional income through rental yields to diversifying investment portfolios.

In this guide, we’ll explore the reasons for buying a second property, the options available for securing second-home mortgages, how to utilize equity to purchase a second property, and the steps involved in remortgaging an unencumbered property to fund a new purchase.

I Own My House Outright and Want to Buy Another UK

You have a solid starting point if you own your house outright and want to buy another in the UK. You can use the equity in your current home as leverage for buying the second property, either by selling it or taking out a mortgage against it (known as a remortgage).

This can provide a significant deposit or even the full purchase price for the new property. It’s advisable to consult with a financial advisor or mortgage broker to explore the best options based on your financial situation and the property market.

Reasons for Buying a Second Property

Second Home

There are several compelling reasons why individuals choose to invest in a second property. Some common motivations include:

  1. Rental Income: Renting out a second property can generate a steady stream of rental income, providing financial stability and helping to cover mortgage repayments.
  2. Capital Appreciation: Property values have historically tended to increase over time, offering the potential for capital appreciation and long-term wealth accumulation.
  3. Diversification: Investing in real estate can diversify investment portfolios, reducing overall risk by spreading investments across different asset classes.
  4. Holiday Home: Owning a second property in a desirable location can provide a holiday retreat for personal use, as well as potential rental income during periods of vacancy.
  5. Retirement Planning: A second property can serve as a retirement asset, offering the option to downsize or sell for additional funds in later years.

Second-Home Mortgages

When purchasing a second property, one option for financing is a second-home mortgage. These mortgages are specifically designed for individuals buying a property for secondary use, such as a holiday home or investment property. Key features of second-home mortgages include:

  1. Deposit Requirements: Second-home mortgages typically require a larger deposit compared to primary residence mortgages, often ranging from 15% to 25% of the property’s value.
  2. Interest Rates: Interest rates for second-home mortgages may be higher than those for primary residence mortgages, reflecting the increased risk to lenders.
  3. Eligibility Criteria: Lenders may impose stricter eligibility criteria for second-home mortgages, including minimum income requirements and limits on the number of properties owned.
  4. Affordability Assessment: Lenders will assess the borrower’s affordability based on their income, existing debts, and other financial commitments.
  5. Rental Income Consideration: If the property will be rented out, lenders may consider potential rental income when determining affordability.

How to Buy a Second Property Using Equity

Another option for financing a second property purchase is to use equity from an existing property. Here’s how it works:

Calculate Available Equity

Determine the current market value of your primary residence and subtract any outstanding mortgage balance to calculate your available equity.

For example, if your primary residence is worth $500,000 and you have a remaining mortgage balance of $300,000, your available equity would be $200,000.

Consider Loan-to-Value (LTV) Ratio

Lenders typically allow borrowers to borrow up to a certain percentage of the property’s value, known as the loan-to-value (LTV) ratio. For example, if a lender has an 80% LTV ratio for second-home mortgages and your available equity is $200,000, you may be able to borrow up to $160,000.

Evaluate Interest Rates and Terms

Before using equity from your primary residence to finance a second property purchase, it’s important to compare interest rates and terms between traditional second-home mortgage loans and home equity loans or lines of credit.

Depending on market conditions, one option may offer more favorable rates and terms than the other.

Apply for a Second Mortgage or Equity Release

Depending on your age and financial situation, you may apply for a second mortgage or explore equity release options such as a lifetime mortgage or home reversion plan.

These options may allow you to access a larger sum of money compared to a traditional second-home mortgage, but they also come with their own set of risks and considerations. It’s important to thoroughly research and carefully consider all options before making a decision.

Consult with a Financial Advisor

Purchasing a second property using equity from your primary residence can be complex and it’s important to consult with a financial advisor before making any decisions.

A professional can help evaluate your financial situation, advise on the best course of action, and provide guidance on potential risks and benefits.

Use Funds for Second Property Purchase

Once you have secured the necessary funds through a second mortgage or equity release, you can use them to purchase your desired second property.

It’s important to carefully consider the location, type of property, and potential rental income if you plan on using the property as a vacation home or investment. You should also factor in ongoing expenses such as maintenance costs, property taxes, and insurance.

Manage Multiple Mortgage Payments

If you choose to take out a second mortgage, it’s important to carefully manage your finances and budget for multiple mortgage payments.

This may require adjusting your spending habits and creating a plan to ensure all payments are made on time. It’s also important to consider the potential impact on your credit score if you struggle to keep up with payments.

Consider Tax Implications

Be aware of any tax implications associated with using equity to purchase a second property, such as capital gains tax or stamp duty.

These can vary depending on your location and the purpose of the property (e.g. rental income or personal use). Consulting with a tax professional can help you understand and potentially minimize any tax obligations.

Steps to Remortgage Your Unencumbered Property


You can consider remortgaging if you own a property outright (i.e., without an existing mortgage) and wish to release equity to purchase a second property. Here are the steps involved:

1. Assess Your Financial Situation

Start by reviewing your current financial situation and determining if you have enough equity in your property to remortgage. You should also consider any prepayment or early termination fees associated with your existing mortgage.

2. Compare Mortgage Deals

Research different mortgage deals from various lenders to find the best interest rates and terms for your situation. Consider both fixed-rate and variable-rate options, and look for any additional benefits such as cashback or incentives.

3. Get Your Property Valued

Your lender will require a property valuation to determine the amount of equity you can release. It’s important to have an accurate valuation, so consider hiring a professional valuer if needed.

4. Prepare Your Documents

Gather all necessary documents, including proof of income, bank statements, and property deeds. Your lender will require these during the application process.

5. Submit Your Application

Once you have selected a mortgage deal and completed all necessary documentation, submit your application to the lender. They will review your application and may require additional information or documents before approving the remortgage.

6. Undergo Affordability Assessment

Lenders will assess your affordability based on your income, credit history, and other financial factors to determine the maximum loan amount.

7. Complete the Process

If your application is approved, the lender will finalize the remortgage process. This may include a solicitor’s review of the property deeds and signing of new mortgage documents.

8. Use Your Released Equity Wisely

After completing the remortgage, you will have released equity from your property. It’s important to use this money wisely, whether it be for home improvements, investments, or other financial needs.

Frequently Asked Questions

1. Is remortgage same as equity release?

No, remortgaging and equity release are two separate processes. Remortgaging involves replacing your current mortgage with a new one, while equity release involves releasing cash from the value of your property without taking on a new mortgage.

However, some remortgage deals may allow you to release equity at the same time. It’s important to understand the differences between the two before making a decision.

2. Can I remortgage with bad credit?

It may be more difficult to remortgage with bad credit, but it is not impossible. Lenders will consider your overall financial situation and may still offer you a deal, although it may come with higher interest rates. It’s important to shop around and speak to different lenders to find the best option for you.

3. Can I remortgage if my property value has decreased?

Yes, it is possible to remortgage even if your property value has decreased. However, you may have fewer options and may not be able to release as much equity as before. It’s important to speak with a financial advisor or mortgage broker who can help you navigate the process.

4. Can I remortgage with the same lender?

Yes, you can remortgage with the same lender, but it’s important to shop around and consider other options as well. Staying with the same lender may limit your options and you may not get the best deal. It’s always a good idea to compare offers from different lenders before making a decision.

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