Buy to Let Mortgage Broker
Independent buy-to-let mortgage advice from a family-run Chorley broker. We work with landlords and investors across Lancashire, Greater Manchester and nationwide.
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Who We Help
1. First time landlords
If this is your first investment property, the buy to let mortgage market can feel unfamiliar. Affordability is assessed differently to residential mortgages, the deposit requirements are typically higher, and the range of lenders is different. We'll guide you through everything from the outset, explaining how buy to let lending works, what you can realistically borrow, and which lenders are most likely to suit your circumstances.
2. Experienced and portfolio landlords
If you already own multiple properties, your mortgage needs are more complex and so is the lender landscape. Many high street lenders apply stricter criteria to portfolio landlords, while specialist lenders often offer more flexible and competitive products. We have experience working with landlords across a range of portfolio sizes and can help you manage, review, and optimise your borrowing efficiently.
3. Limited company buy to let landlords
Purchasing through a Special Purpose Vehicle (SPV) limited company has become increasingly popular among landlords following changes to mortgage interest tax relief. We advise on limited company buy to let structures and have access to a wide range of lenders who actively work in this space, including those who offer competitive rates for both new purchases and remortgages within a company structure.
4. Let to buy clients
If you're moving home but want to keep your existing property as a rental rather than selling it, let to buy could be the right solution. We'll help you convert your current residential mortgage to a buy to let product and arrange the new residential mortgage on your next home - managing both transactions together so nothing falls through the gaps.
Buying Through a Limited Company
Purchasing through a Special Purpose Vehicle (SPV) limited company has become increasingly popular among landlords following changes to mortgage interest tax relief. We advise on both personal and limited company buy-to-let structures and can help you understand the implications of each. Our guide to personal vs limited company buy to let sets out the key differences and what to consider before deciding.
However, limited company buy to let isn't right for everyone. Mortgage rates can be slightly higher than personal buy to let rates, and there are additional costs involved in setting up and maintaining a company. There are also important considerations around how you extract profits and the long-term ownership structure.
We'll help you think through whether a limited company structure makes sense for your situation - and if it does, we'll find the right lender and product from a market that has expanded significantly in recent years. If you're unsure, we'll always recommend speaking with a specialist property tax adviser before making a decision on structure.
What is a Portfolio Landlord?
A portfolio landlord is generally defined as a borrower who owns four or more mortgaged buy to let properties. Once you reach this threshold, most lenders apply additional underwriting requirements, and they'll want to review your entire portfolio rather than assessing each property in isolation.
This means lenders will look at the overall rental income across your portfolio, the loan-to-value position on each property, and your track record as a landlord. Some high street lenders become more cautious at this stage, while specialist and challenger lenders are often better equipped to work with portfolio clients.
If you're approaching or already above the four-property threshold, it's important to work with a broker who understands how portfolio lending works and who has access to the right lenders. We do, and we'll make sure your portfolio is presented in the strongest possible way.
Portfolio Reviews - Are You on the Best Available Rates?
If you have an existing portfolio, there's a reasonable chance that some of your properties are sitting on rates that are no longer competitive. This is particularly common where fixed terms have ended and properties have rolled onto a lender's standard variable rate, or where rates have moved materially since your original deals were taken out.
We offer a proactive portfolio review service, working through your existing mortgage arrangements property by property to identify where savings can be made. We'll look at the current rate, remaining term, any early repayment charges, what's available on the market and give you a clear picture of where it makes financial sense to act.
For landlords with larger portfolios, the cumulative saving from switching even a handful of properties to better rates can be significant.
Buy to Let Remortgages
Remortgaging a buy to let property works in a similar way to remortgaging a residential property, but with a few additional considerations. Rental income typically needs to meet a minimum coverage ratio set by the lender, and if you're remortgaging to release equity, the lender will want to be satisfied that the property will still stack up financially at the new loan amount.
We handle buy to let remortgages for landlords across the market - whether it's a single property at the end of its fixed term, a product transfer with the existing lender, or a full switch to a new lender to access a better rate. As with our residential remortgage service, we'll contact you proactively before your deal ends so you're never left paying more than you need to.
Let to Buy - Converting Your Home to a Buy to Let
Let to buy is where you convert your existing residential property into a buy to let, usually when you are moving to a new home and want to keep your current property as an investment. It involves remortgaging your existing home onto a buy-to-let product simultaneously with arranging a new residential mortgage on the property you are buying. It is a useful strategy but requires careful coordination. If you are also considering your home mover mortgage at the same time, we can advise on both together.
Key things to consider include whether your existing lender offers a let to buy product or a consent-to-let option, the rental income your current property would generate and whether it meets lender requirements, and the deposit position on your new residential purchase.
We manage both sides of a let to buy transaction, which means fewer handoffs, better coordination, and less stress for you. If you're considering this route, speak to us early as the earlier we're involved, the smoother the process.
Whether you are buying your first investment property or expanding an existing portfolio, we can help. We advise on the full range of mortgage services and you can speak to one of our advisers to discuss your situation and find out what is achievable.
Frequently Asked Questions
What deposit do I need for a buy to let mortgage?
Most buy to let lenders require a minimum deposit of 25% of the property's purchase price, though some lenders will consider 20% in certain circumstances. A larger deposit typically unlocks better rates and a wider choice of lenders.
How is affordability calculated on a buy to let mortgage?
Unlike residential mortgages, buy to let affordability is primarily based on the rental income the property will generate rather than your personal income. Lenders typically require the monthly rent to cover between 125% and 145% of the monthly mortgage payment, depending on whether you're a basic or higher rate taxpayer and whether you're buying personally or through a limited company.
Can I get a buy to let mortgage as a first time buyer?
Some lenders will consider buy to let applications from first time buyers, though the criteria are stricter and the choice of lenders is more limited. Many lenders prefer applicants to already own their own home. We'll tell you honestly what's available for your specific situation.
What is a portfolio landlord and how does it affect my mortgage?
A portfolio landlord is generally someone who owns four or more mortgaged buy to let properties. Once you reach this threshold, most lenders apply additional underwriting requirements and will want to review your entire portfolio rather than just the property being mortgaged. We have experience working with portfolio landlords and understand how to present applications to the right lenders.
Should I buy through a limited company or personally?
This depends on your individual tax position, how you intend to use the rental income, your long-term portfolio plans, and other personal circumstances. There are potential tax advantages to using a limited company structure, but also additional costs and complexity. We'd always recommend taking specialist tax advice alongside our mortgage advice before making a decision on structure.
What is let to buy?
Let to buy is where you convert your existing residential property into a buy to let, usually when you're moving to a new home and want to keep your current property as an investment. We manage both the buy to let conversion and your new residential mortgage together, ensuring both transactions are coordinated properly.
Can I remortgage a buy to let property to release equity?
Yes, subject to the new loan amount being supported by the rental income at the lender's required coverage ratio, and the loan-to-value being within the lender's criteria. Releasing equity from a buy-to-let property through a remortgage is common among landlords looking to fund deposits on further properties. We will check whether your current rental income supports the remortgage and what is available in the market.
Do I need a minimum income to get a buy to let mortgage?
Many buy to let lenders don't require a minimum personal income, as affordability is primarily assessed on rental income. However, some lenders do apply a minimum income threshold, typically around £25,000 per year. As whole-of-market brokers, we have access to lenders across the full spectrum of criteria, including those with no minimum income requirement.
What other mortgage services do you offer?
As well as buy-to-let mortgages, we advise on first time buyer mortgages, home mover mortgages, remortgages, and product transfers. We also have specialist advisers for self-employed applicants, contractors, and professionals. See our full range of mortgage services.
Why Choose Aspect Mortgages?
Independent and FCA regulated. We work for you, not for the lender
Whole of market access across 90+ lenders and leading insurers
Family run since 2004 with over 100 years of combined team experience
Local office, national reach. Serving clients across Lancashire, Greater Manchester and nationwide.
Real people, no jargon. Plain English, at your pace
Rated 5 stars across 460+ Google reviews. One of the most reviewed brokers in the North West
Fixed, transparent fee. One flat fee, no surprises.
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Areas We Cover
Remote advice offered nationwide.
There will be a fee for mortgage advice. The precise amount will depend upon your circumstances but we estimate that it will be £495 for a residential/buy to let mortgage or £1495 for an equity release/retirement mortgage.
Aspect Mortgages Limited is authorised and regulated by the Financial Conduct Authority and is entered on the Financial Services Register (https://register.fca.org.uk/s/) under FCA reference 305352. The FCA do not regulate Business Buy to Let Mortgages.
As independent advisers we have access to the whole market, except for deals that you can only obtain by going direct to a lender. Registered in England and Wales No: 051013801. 16 St Thomas' Road, Chorley, PR7 1HR.
A Lifetime Mortgage may reduce the value of your estate and could affect your entitlement to benefits. To understand the features and risks please ask us for a personalised illustration.
Your home may be repossessed if you do not keep up repayments on your mortgage.
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