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Mortgage types

Home mover rate guide

Introduction to home mover mortgages

Home mover mortgages are designed for those transitioning from one property to another, whether that’s for the purpose of upsizing, downsizing or simply changing location.

In many cases, these mortgages can be ‘ported’, which means they can be transferred from your current home to your new one, enabling you to use the equity built up from your previous sale towards buying your next property. It’s vital to review the terms of your current mortgage, though, as not all deals are portable and porting may not suit everyone’s circumstances.

If transferring your mortgage isn’t an option and you need to secure additional funds, unless you have other means, it’s likely you’ll need to apply for a new one. This will require you to go through the standard application process and financial checks.

The interest rate attached to your mortgage plays a significant role in determining both your affordability and how much your new monthly repayments will be.

Changes in interest rates can dramatically influence how much you pay over the life of your loan.

Did you know…

How home mover rates are set

Home mover rates are determined by a combination of factors, including:

Deposit / loan-to-value (LTV): the more equity you have in your current property, the greater the deposit you can put down on your new one, and the better your LTV will be. Lenders see healthier LTVs as lower risk and you will be more likely to have access to more favourable rates.
Term length: A 2-year fixed rate offers lower initial rates and remortgaging flexibility, though could mean higher rates later. A 5-year fix provides long-term security and stable monthly mortgage payments, though at higher initial rates and with less flexibility. So, if you are anticipating moving on quickly, a 2-year mortgage might be more suitable for you, and if you’re planning to stay in your new property for some time, a 5-year fixed rate mortgage could work out to be the better option.
Key lender criteria: lenders take the following into consideration when working out home mover rates:
Income: a higher income brings less risk so will attract lower rates.
Affordability after the move: they will want to see that monthly repayments can be met comfortably. This also attracts more favourable rates.
Property type: rates can be different for leasehold properties or non standard construction properties, for example.

Rates shown are indicative only and used for illustrative purposes. Actual rates vary by lender, product, borrower profile and market conditions at the time of application.

LTV	Term	Rate	Weekly change	Yearly change
75%	2-year fixed	4.09%	-0.02%	-0.72%
75%	5-year fixed	4.19%	+0.00%	-0.46%
85%	2-year fixed	4.23%	-0.02%	-0.87%
85%	5-year fixed	4.32%	+0.00%	-0.51%
90%	2-year fixed	4.47%	-0.02%	-0.00%
90%	5-year fixed	4.50%	+0.00%	-0.52%

Stable growth predicted for 2026

Forecasts for 2026 suggest modest house price growth rather than volatility. Nationwide expects 2 to 4% growth, while Halifax forecasts 1 to 3%, supporting a market where careful planning matters more than urgency.

UK Finance also expects mortgage lending to rise in 2026 even as transactions remain broadly stable, reinforcing the idea that borrowers are more active financially without prices accelerating sharply.

Ollie’s opinion

For home movers, chasing the very lowest rate is often the wrong priority. Timing, flexibility, and certainty matter just as much — sometimes more.

If you’re in a chain or relying on porting, a lender that understands your situation and works to your timescales can be far more valuable than shaving a few basis points off the rate. In calmer markets like this one, planning beats panic every time.

With interest rates dropping recently, upgrading your home to gain that extra bedroom, a better location or more outdoor living space is now much more affordable from a payment perspective. Don’t wait for house prices to rise – because the house you want to buy will also rise by a similar percentage.

Oliver Peace

BA(Hons) CeMAP DipFA

Managing Director and non-advising Firm Principal

A bit about Oliver…

After gaining his CeMAP qualification, Oliver began his career in financial services in 2007 as a mortgage adviser specialising in remortgages. In 2010, after gaining invaluable experience helping individuals and families, of all walks of life, to improve their financial situations, Oliver found the confidence to launch James Leighton Financial Services. His objective was to build a firm offering a full spectrum of financial services and whilst building a new and loyal client base, he gained his Diploma in Financial Advice, which enabled him to advise on pensions and investments. After building a relationship with a new build developer in 2011, with Oliver at the helm, the firm saw exponential growth from a sole trader to the firm that we see today, with a team of around 50 professionals, national coverage and a reputation as one of the

foremost new build specialists in the country. Oliver believes that the success of the firm is down to one of the firm’s core values which is to genuinely care about by focussing on improving. By treating each customer as if they are a member of the family has helped build real trust and long-term repeat business.

Oliver’s interests out of work centre around spending time with his daughter, enjoying holidays in the UK and abroad and, when he has time, furthering his passion for sportscars.

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How home mover rates differ from other deals

First-time buyer mortgages are designed to support individuals purchasing their first property. While some first-time buyers may have access to specific schemes or incentives, mortgage rates themselves are primarily driven by factors such as loan-to-value (LTV), income profile and lender criteria, rather than buyer status alone. As first-time buyers often purchase with smaller deposits and higher LTVs, this can result in higher interest rates compared with borrowers who have built up equity.
Porting an existing mortgage is often simpler for home movers and, in some cases, can be done without incurring early repayment charges (ERCs). Remortgaging, on the other hand, may offer access to a wider range of products or improved rates, but it will usually require a full new mortgage application and affordability assessment.

Home mover rates typically sit somewhere in the middle, depending largely on the equity built up in the existing property. As noted above, a smaller deposit and higher LTV generally mean higher interest rates, while a larger deposit and lower LTV can unlock more competitive pricing.

See our best buy mortgage tables to get a greater insight into what mortgage type may be most suitable for you and your financial situation.

In the News

HSBC is the first large UK lender to cut its mortgage rates in 2026. Further cuts are expected this year, The Guardian reports.

While house prices fell up to 0.6% on average in December 2025, the Independent confirms, the market is still believed to be reassuringly resilient.

The stamp duty changes that took effect in April last year meant there was a spike in activity in the first quarter as home buyers brought forward transactions, and this played a part.

Following on from this, the Bank of England confirms that: “In October, net mortgage approvals for house purchase decreased by 600 to 65,000, while approvals for remortgaging fell by 3,600 to 33,100, the lowest since February 2025 (32,900)”.

Locally, the average house price in Nottingham stood at £195,000 in October 2025 (provisional), which was in line with the average of £194,000 in October 2024. This shows a 0.8% increase year on year, according to ONS data.

It’s not all about the rate

For home movers, mortgage choice is often dictated by timing, chain complexity, and funding certainty, rather than rate alone. While pricing is easing, lenders’ criteria, porting rules, and offer validity periods can materially affect outcomes.

Major lenders in the home mover mortgage market include:

Barclays
First Direct
Skipton Building Society
HSBC
NatWest
Halifax
Nationwide

It’s prudent to discuss your home moving situation with a qualified and experienced broker so you can access the whole of the market and establish which lender is the most suitable fit for you.

Call: 0115 870 9520
Email: enquiries@jlfs.co.uk

FAQs

What affects home mover mortgage rates?

Home mover mortgage rates can be influenced by various factors, including lenders’ current interest rates, the creditworthiness of the borrower, the location and condition of the property, and the lender's policies, as well as market conditions.

Are home mover rates higher than other types?

While home mover rates can often be higher than other kinds of mortgage rates, this is not always the case. It depends on the lender’s policies and the specific mortgage type. Often, home movers opt for fixed rates to give them peace of mind, though these are typically higher than other product rates.

Do all lenders treat porting the same way?

No. Lenders do not all approach porting in the same manner. Although most provide the option to port your mortgage, the process itself can differ depending on the lender's own criteria and the particular terms attached to your mortgage. Some may apply more stringent rules, making it more likely for a porting application to be declined. It is crucial to be clear on your lender’s specific porting policies and to confirm with them that you meet their requirements.

How often do home mover rates change?

Mortgage rates fluctuate on a daily basis, shaped by influences such as inflation, mortgage swap rates, and the Bank of England’s base rate. The Bank of England assesses the base rate approximately every six weeks, which can prompt shifts in mortgage rates. Typically, if the base rate rises, mortgage rates will also increase, and the opposite is true if the base rate falls.

Fixed-rate mortgages tend to be adjusted more often than variable or discount-rate options. Lenders continually review the current market and predictions to create new products, with new rates.

Can I lock in a rate before selling my current property?

As a home mover, you may be able to lock in a new mortgage rate before selling your current property, however this depends on your lender's policies and the current market conditions.