If you are a homeowner, it’s almost certain you have thought about reducing your mortgage payments. After all, mortgages usually constitute the most substantial chunk of household expenditure. Given the increasing cost of living, finding ways to decrease your mortgage payments can provide significant financial relief. Here’s a guide on how you can reduce your mortgage payments.
Understand your current mortgage
The first step in reducing your mortgage payments is understanding the structure of your current mortgage. This includes your interest rate, the term of the mortgage, and whether it’s a repayment or an interest-only mortgage. Be sure to thoroughly review your mortgage contract to understand any conditions or clauses that could impact your ability to make changes or modifications.
Avoid sitting on your lender’s standard variable rate
Another strategy for reducing your mortgage payments is to avoid defaulting to your lender’s standard variable rate (SVR). In the UK, once your initial mortgage deal ends—be it a fixed, tracker, or discount deal—you’re likely to be moved onto your lender’s SVR unless you actively choose to switch to a new deal.
The SVR is the normal interest rate your lender charges homebuyers, and it is a rate they can change whenever they want. Although the SVR can sometimes be a competitive rate, especially in times of low-interest rates, it is typically higher than the rates offered by the same lenders for their fixed or tracker deals. Furthermore, as it can change at any time, it provides less certainty about your future mortgage payments compared to a fixed-rate deal.
If you’re on your lender’s SVR, you should shop around to see if you could get a better rate by remortgaging to a new deal, either with the same lender or a different one. Remortgaging can potentially save you hundreds, if not thousands, of pounds each year. In fact, according to the Money Advice Service, the average homeowner can save £396 per year by moving off their lender’s SVR to a fixed rate.
It’s important to remember that there may be fees involved with switching deals, such as exit fees from your current mortgage and arrangement fees for the new deal. These should be taken into account when considering whether to remortgage.
To ensure that you get the best deal possible, consider seeking advice from a mortgage broker or financial adviser, who can guide you through the options and help you make an informed decision based on your individual circumstances.
So, while it may seem convenient to let your mortgage roll onto the SVR, it’s advisable to review your situation and consider seeking a better deal. This can help you cut your mortgage payments significantly.
Learn more: How Does Remortgaging Work? A Comprehensive Guide
Consider extending your mortgage term
Extending the term simply means that you’ll be spreading the repayments over a longer period of time.
For instance, if you have a 20-year mortgage term and you increase it to 30 years, you will reduce the amount you are required to pay each month. This can be particularly helpful if you’re going through a period of financial hardship or if you need to free up cash for other necessary expenses.
However, it’s crucial to understand the long-term implications of this decision. While extending your mortgage term reduces your monthly payments, it also means you’ll end up paying more interest over the life of the loan because you’ll be borrowing the money for a longer period of time.
Therefore, before deciding to extend your mortgage term, it’s worth considering other options, such as remortgaging to a better deal, making overpayments if possible, or exploring other ways to cut back on your spending.
Also, not all lenders may agree to extend your mortgage term. Factors such as your age at the end of the mortgage term and your financial circumstances could influence the lender’s decision. It’s a good idea to discuss this with your lender or a mortgage adviser to understand all the implications and to find out if it’s a viable option for you.
Make overpayments on your mortgage
If you find yourself with extra income or savings, consider making overpayments on your mortgage. Overpayments are payments made over and above your regular monthly mortgage repayment. They can significantly reduce the total amount of interest you pay over the term of the mortgage and can also shorten the length of the mortgage term itself.
Here’s how it works: if you pay more than your required monthly mortgage payment, the extra money directly lowers the principal balance of your mortgage. The principal balance is the amount of money you still owe to your lender. Because the interest portion of your mortgage payments is calculated based on the principal balance, reducing the principal means you’ll be charged less interest in the future.
In the UK, most lenders allow you to overpay up to 10% of the mortgage balance per year without incurring any penalties. However, you must check the specific terms and conditions of your mortgage, as some lenders may have early repayment charges or limits to the amount you can overpay.
By overpaying, you could potentially save thousands of pounds in interest over the course of your mortgage. It’s a great strategy if you have come into extra money through an inheritance, a bonus, or if you’ve managed to save money elsewhere.
However, it’s important to consider your whole financial situation before deciding to make overpayments. If you have other, more expensive debts, like credit card debts, it might be more beneficial to pay these off first, as the interest rates are typically higher than on a mortgage. Additionally, you should ensure that you have enough emergency savings set aside to cover unexpected expenses before deciding to overpay your mortgage.
Consider an offset mortgage
An offset mortgage is a unique type of mortgage that can be an effective way to reduce your mortgage payments and save money over the long term. This mortgage type links your savings account and/or current account with your mortgage account. The amount of savings is then ‘offset’ against your mortgage debt, and you’re only charged interest on the difference.
For example, let’s say you have a mortgage of £200,000 and savings of £20,000. In an offset mortgage scenario, you’d only pay interest on £180,000 (£200,000 – £20,000).
There are two primary benefits to offset mortgages. Firstly, you can significantly reduce the amount of interest you pay over the life of the mortgage, potentially saving you thousands of pounds. Secondly, by keeping your savings intact (rather than using them to pay off a chunk of your mortgage), you maintain a safety net in case of emergencies.
Offset mortgages can be particularly beneficial if you’re a higher or additional rate taxpayer, as the money you ‘save’ by offsetting can often be greater than the interest you would earn in a savings account, especially once a tax on savings interest is factored in.
However, it’s important to note that offset mortgages often come with higher interest rates compared to standard mortgages, so you need to ensure that the amount you can offset will make up for the higher rate.
Also, not every lender offers offset mortgages, so your choice of lender might be more limited. As always, it’s crucial to consider your personal financial situation, weigh the pros and cons, and possibly consult with a financial advisor before making a decision.
Look for a cheaper mortgage deal
As a homeowner with a mortgage, it’s important not to become complacent and accept the status quo when it comes to your mortgage payments. If your initial mortgage deal is about to end or has ended, it may be the perfect time to start shopping around for a cheaper deal.
Often, when the initial fixed, tracker or discount rate of a mortgage deal ends, lenders will automatically shift homeowners onto their Standard Variable Rate (SVR). As discussed earlier, these SVR rates are typically higher, meaning your mortgage payments may suddenly increase. To avoid this, you can look for a cheaper mortgage deal—this is often referred to as remortgaging.
Remortgaging to a new Lender
Don’t feel that you have to stick with your existing lender. There could be other lenders out there offering deals that are more suited to your needs and circumstances. By remortgaging with a new lender, you may be able to secure a lower interest rate and subsequently reduce your monthly payments.
Remortgaging with your current lender
You don’t always need to switch lenders to get a better mortgage deal. Your existing lender might also offer a better rate than the SVR, either on a fixed or a variable rate basis. This is known as a product transfer.
Things to consider when looking for a cheaper deal
However, before making a decision, there are several factors you need to take into account:
- Fees: Remortgaging can involve various fees, such as early repayment charges, exit fees, arrangement fees, valuation fees, and legal fees. Make sure to factor in these costs when calculating potential savings.
- Your Loan-to-Value (LTV) ratio: This is the percentage of the property’s value that you’re borrowing. If your home has increased in value or you’ve significantly reduced your mortgage balance since you last switched deals, you could be in a lower LTV band and, therefore, eligible for lower rates.
- Your personal circumstances: Your ability to get a mortgage may have changed, especially if your income has decreased or your expenses have increased.
- Potential Interest Rate Changes: Consider the direction in which interest rates may move in the future. A fixed-rate mortgage can offer protection if you think rates will go up, while a variable-rate mortgage may be cheaper if you think rates will go down.
Switch to an interest-only mortgage
Another method of reducing your monthly mortgage payment could be to switch to an interest-only mortgage. In an interest-only mortgage, your monthly payments only go towards covering the interest on the loan rather than repaying the principal (the amount you borrowed). As a result, the monthly payments are often significantly less than those for a repayment mortgage.
However, it’s crucial to understand the implications of this type of mortgage. While you will indeed have lower monthly payments, you are not actually reducing the debt itself. The full amount of the initial loan (the capital) will still be due at the end of the mortgage term. You would need to have a clear and reliable plan to repay the capital when it comes due, such as an investment, savings plan, or other assets.
Furthermore, lenders in the UK have become more strict about who can take out an interest-only mortgage due to concerns about repayment risks. You may be required to demonstrate that you have a plausible repayment strategy in place before being granted an interest-only mortgage.
In terms of interest, it’s worth noting that over the long term, an interest-only mortgage could cost you more. Since you’re not reducing the principal amount, you’re essentially paying interest on the full loan amount throughout the entire term.
Before deciding to switch to an interest-only mortgage, it’s advisable to seek financial advice. It’s essential to fully understand the implications and make sure it aligns with your financial goals and capabilities.
Find cheaper mortgage insurance
Mortgage insurance, also known as mortgage payment protection insurance (MPPI) in the UK, is designed to cover your mortgage payments if you’re unable to work due to redundancy, accident, or sickness. It can be a valuable safety net, but it’s another cost to factor into your monthly outgoings. Therefore, finding cheaper mortgage insurance can be another way to reduce your overall mortgage costs.
Here are some tips on how to find cheaper mortgage insurance:
Shop Around: Just like with your mortgage, don’t just accept the first quote you get for mortgage insurance. Different providers can offer vastly different premiums, even for the same level of cover. Use comparison websites to compare policies from different providers and find the best deal for you. However, be aware that not all providers are listed on comparison websites, so you may also want to approach some providers directly.
Consider the Level of Cover: Different policies offer different levels of cover. Some will only cover you for accident and sickness, while others will also cover you if you’re made redundant. Policies that provide more comprehensive cover will usually have higher premiums. Therefore, consider what level of cover you really need. If you have sufficient savings to cover your mortgage payments for a few months or if your employer provides a generous sick pay scheme, you may decide that you only need a basic level of cover.
Check the Exclusions: Most policies will have certain exclusions. For example, they may not pay out if you’re self-employed, if you knew you might be made redundant when you took out the policy, or if your inability to work is due to a pre-existing medical condition. Make sure you understand what these exclusions are and whether they apply to you before taking out a policy.
Look at the Deferral Period: Most policies have a deferral period, which is the period of time you’ll need to be off work before the policy will start paying out. The longer the deferral period, the cheaper the premiums will usually be. Therefore, consider whether you could afford to cover your mortgage payments for a few months without insurance. If you can, opting for a longer deferral period could help to reduce your premiums.
Improve your credit score to lower mortgage payments
Your credit score plays a significant role in your ability to secure a mortgage and the interest rate you’re offered. Lenders use your credit score to assess how reliable you are as a borrower and how likely you are to repay the loan on time. A higher credit score usually indicates that you’re a lower risk, which could lead to more favourable mortgage terms and lower monthly payments.
Here are some strategies you can use to improve your credit score:
Check Your Credit Report: Before you can improve your credit score, you need to know what it is and understand the factors that are affecting it. You can request a copy of your credit report from credit reference agencies such as Experian, Equifax, and TransUnion. Check it thoroughly for any errors or inaccuracies, as these could unfairly lower your score. If you find any, contact the credit reference agency to have them corrected.
Pay Bills On Time: Consistently paying your bills on time is one of the most effective ways to improve your credit score. This includes not only your credit card bills but also utility bills, mobile phone contracts, and other forms of credit. Setting up direct debits can ensure you never miss a payment.
Reduce debt: High levels of existing debt can lower your credit score and make lenders wary. Try to reduce your debt as much as possible before applying for a mortgage. This could involve paying off your credit cards in full each month or making overpayments on loans.
Limit Credit Applications: Every time you apply for credit, a hard search is recorded on your credit report. Too many hard searches in a short period can lower your score, as it could indicate that you’re reliant on credit. Try to limit credit applications and avoid applying for credit in the months leading up to a mortgage application.
Register on the Electoral Roll: Registering on the electoral roll at your current address can improve your credit score, as it provides proof of address and makes you appear more stable to lenders.
Use Credit Wisely: Using credit wisely can help to improve your credit score. This could involve using a credit card for small purchases and paying off the balance in full each month. This shows that you can manage credit responsibly.
By improving your credit score, you can make yourself more attractive to mortgage lenders and potentially secure a lower interest rate. This can lead to lower monthly mortgage payments and save you a significant amount of money in the long run. It’s a strategy that requires time and discipline but can be well worth the effort.
Learn more: Can I remortgage my property with a lower interest rate if I have bad credit?
Improve Your Loan-to-Value (LTV) Ratio to Lower Mortgage Payments
The loan-to-value (LTV) ratio is a crucial factor that mortgage lenders consider when deciding what interest rate to offer you. LTV is the percentage of the property’s value that you’re borrowing. For example, if your home is worth £200,000 and you have a £150,000 mortgage, your LTV is 75%.
A lower LTV typically results in a lower interest rate because the lender takes on less risk. If you have a high LTV (typically over 80%), lenders may charge a higher interest rate, which increases your monthly mortgage payments. Therefore, improving your LTV can help you cut your mortgage payments.
How to reduce mortgage payments if you’re struggling to pay
If you’re having trouble making your mortgage payments, it’s important to act quickly to prevent the situation from escalating. Ignoring the problem won’t make it go away, and you could risk losing your home if you fall behind on payments. Here are some strategies that could help:
Speak to Your Lender: Your first step should be to contact your lender. They may be able to offer solutions, such as temporarily reducing your payments, changing the type of mortgage you have, extending the term of your mortgage to lower the monthly payments, or switching to interest-only payments for a short period. Your lender has a responsibility to treat you fairly and consider any requests for changes to your mortgage terms.
Take a Mortgage Payment Holiday: In some cases, your lender may allow you to take a payment holiday, which means you stop making mortgage payments for a set period. However, this will increase the overall cost of your mortgage because interest will continue to be charged during the payment holiday. This should be considered a last resort, and it’s crucial to discuss the long-term implications with your lender before going down this route.
Get Help from Family: If you’re struggling to meet your mortgage payments, you might want to consider asking family for help. They might be willing to give or lend you money to help you get through a tough financial period. However, it’s essential to discuss the terms of this agreement upfront to avoid misunderstandings in the future.
Seek Advice from a Debt Counsellor: Organisations like Citizens Advice and StepChange provide free advice to people struggling with debt. They can help you understand your options and create a plan for managing your debt.
Review Your Budget and Cut Back on Expenses: Take a good look at your spending habits and see if there are areas where you can cut back. This could involve reducing non-essential spending, like dining out or entertainment, to free up more money for your mortgage payments.
Consider Downsizing or Renting Out a Room: If you’re really struggling, you might need to consider more drastic options. If you have a spare room, renting it out could provide an extra source of income. Alternatively, downsizing to a smaller property could significantly reduce your mortgage payments.
Government Help: You might be eligible for government assistance if you’re struggling to pay your mortgage. This could include Support for Mortgage Interest (SMI), which helps you pay the interest on your mortgage or home improvement loan.
Learn more: Can I remortgage my property with a lower interest rate if I have bad credit?
How does the current bank of england base rate affect my mortgage payments?
The Bank of England base rate is the official interest rate set by the Bank of England’s Monetary Policy Committee. This base rate impacts the interest rates offered by banks and other financial institutions in the UK. It has a direct influence on the interest rates for various types of borrowing, including mortgages.
If you have a fixed-rate mortgage, your interest rate and monthly payments will stay the same for the duration of the fixed-rate period, regardless of changes in the base rate. This means you’re protected from increases in the base rate, but you also won’t benefit if the base rate decreases.
The Bank of England base rate can significantly impact your mortgage payments, especially if you have a variable-rate mortgage. If you’re concerned about rising interest rates, it may be worth considering a fixed-rate mortgage to provide certainty about your monthly payments.
Always seek professional financial advice if you’re unsure about the best option for your circumstances.
In conclusion, there are various ways to cut your mortgage payments in the UK. However, what works best for you depends on your financial circumstances and long-term homeownership goals. As such, always consider seeking advice from a mortgage advisor before making any decisions. In doing so, you can ensure that you’re taking the most financially sound route towards reducing your mortgage payments.
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