Introduction.
Above a certain level, mortgage lending stops being a calculation and becomes a conversation.
Clients with substantial wealth rarely fit a standard application. Income may arrive as dividends, bonuses paid years later, carried interest or distributions from a trust. Assets may sit in a portfolio, a business, overseas or across several jurisdictions.
The lenders who work at this level, from private banks to specialist and international lenders, assess each case on its merits. The difference between a good outcome and an excellent one is usually in how the case is understood, structured and presented.
This guide explains how that process works, what lenders look for and the costs and tax rules to plan for. Everything we discuss with you is treated in strict confidence, and we are happy to sign a non-disclosure agreement before you share anything.
The income and net asset thresholds for the FCA’s high net worth mortgage exemption.
01Lending at this level.
High-street lending is built on formulas: income multiples, standard affordability models and automated decisions. At the top of the market, decisions are made by people.
What changes
- Judgement over formula. Underwriters and credit committees consider your whole financial position, not only your payslip.
- Wealth, not just income. Liquid assets, investment portfolios and future income can all support a lending decision.
- Flexible structures. Interest-only, part-and-part, multi-currency and portfolio-backed lending are more widely available.
- Relationship. Some lenders price and decide with your wider relationship in mind.
- Confidentiality. Cases are handled by small senior teams, often under non-disclosure agreements.
Who lends
| Lender type | Typically suits |
|---|---|
| Private banks | Clients with significant investable assets who value a banking relationship and bespoke terms. |
| Specialist lenders | Complex income, recent wealth, unusual property or tight timescales. |
| High-street premier teams | Strong, well-evidenced income where competitive pricing matters most. |
| International banks | Clients with overseas income, assets or residency. |
Adviser’s note
The best lender for a £3 million purchase is often not the best for £10 million, or for the same client two years later. We approach the whole market, including lenders that only accept introduced business.
02The high net worth exemption.
UK mortgage rules include an exemption for high net worth customers. Where it applies, lenders can take a more flexible approach to some of the standard affordability rules.
Under the Financial Conduct Authority’s rules, a high net worth mortgage customer is someone with annual net income of at least £300,000 or net assets of at least £3 million.
How it works
- You will need to evidence that you meet one of the thresholds.
- You will sign a declaration confirming you understand you are being treated as a high net worth customer.
- The lender can then depart from some of the standard rules, for example on how affordability is assessed.
What you should know
Being treated as a high net worth customer means some of the protections that apply to standard regulated mortgages may not apply in the same way. Lenders still assess whether the borrowing is appropriate, and they still expect a credible plan for repayment.
It is not right for everyone. In some cases a standard application with a premier or private banking team produces better terms; in others the exemption is what makes the right structure possible.
Adviser’s note
We will explain which route suits your circumstances before anything is submitted, and what you would be agreeing to in each case.
Even within the exemption, every lender sets its own appetite, maximum loan size and preferred structures.
03How lenders read complex wealth.
How an income stream is evidenced and presented often matters more than its size. These are the questions underwriters will ask.
| Source | How lenders may approach it |
|---|---|
| Bonuses and deferred pay | A track record of payments, the employer’s scheme rules and vesting schedules. Some lenders use an average of recent years; others use only guaranteed elements. |
| Dividends and retained profits | Company accounts, SA302s and tax year overviews. Some lenders will consider your share of profits retained in the business, not just what you draw. |
| Equity awards (RSUs, LTIPs, options) | Vesting history, the value of unvested awards and the employer’s share price. Treatment varies widely between lenders. |
| Carried interest and partnership income | Fund documentation, partnership accounts and a history of distributions. Usually assessed by specialist or private bank lenders. |
| Rental income | Portfolio schedule, tenancy agreements and existing borrowing. Lenders consider the net position across the portfolio. |
| Overseas income | The currency, jurisdiction and evidence available. Lenders may apply a haircut for currency risk. |
| Investment portfolios and liquidity | Statements showing value, composition and liquidity. Can support affordability, act as security, or both. |
| Trust distributions | The trust deed, distribution history and trustees’ letters. Often needs a lender familiar with trust structures. |
Source of wealth
Expect to explain how your wealth was built, not only where your deposit sits today. A clear, documented narrative from the outset prevents delays at underwriting.
04Structuring the borrowing.
At this level the structure of a loan matters as much as the rate. These are the options we most often consider.
Interest-only
Monthly payments cover interest alone and the capital is repaid at the end of the term. Lenders will want a credible repayment strategy, such as the sale of other assets, an investment portfolio or expected liquidity events.
Part-and-part
Part of the loan is repaid over the term and part on an interest-only basis, balancing monthly cash flow against the balance outstanding.
Offset
Savings held with the lender reduce the balance on which interest is charged, while the cash remains accessible.
Portfolio-backed lending
Borrowing secured against, or supported by, an investment portfolio. It can allow you to stay invested, but a fall in portfolio value may require you to add assets or repay part of the loan.
Foreign currency lending
Borrowing in the currency you earn in can reduce exchange-rate risk on your income. Where loan and income currencies differ, movements in exchange rates can increase what you owe in sterling terms.
Bridging finance
Short-term borrowing to secure a purchase before a sale completes, buy at auction or carry out works before refinancing.
Capital raising
Releasing equity from existing property to fund a purchase or business investment.
Ownership structure
Personal names, a company, a trust or an overseas vehicle each carry different tax and lending consequences. We agree the structure with your tax and legal advisers first.
Important
Interest-only and foreign currency mortgages carry additional risks. You must be able to repay the capital at the end of the term.
05Working with private banks.
Private banks lend as part of a wider relationship. That can bring flexibility and preferential terms, but it is a two-way commitment.
What private banks look for
- A wider relationship. Some expect a proportion of your investable assets to be managed by them, or other banking business.
- Substantial loans. Minimum loan sizes are typically higher than mainstream lenders.
- A clear story. Senior credit teams want to understand you, your wealth and your plans.
What you can gain
- Bespoke terms and structures, including interest-only over long terms.
- Recognition of assets and future income other lenders overlook.
- A single relationship team across lending, banking and investment.
When a private bank makes sense
| Likely a good fit | Consider alternatives |
|---|---|
| Significant investable assets you are happy to place with the bank | Most of your wealth is in property or your business |
| Complex or lumpy income that needs judgement | Simple, high salary income |
| Value placed on a long-term banking relationship | Lowest headline rate is the priority |
Adviser’s note
We compare private bank proposals side by side with specialist and premier high-street options, including the cost and conditions of any relationship requirement, so the decision is yours on a like-for-like basis.
06International clients.
Many of our private clients live, earn or hold assets outside the UK. Lending is available, but the choice of lender narrows and preparation matters.
What lenders consider
- Residency and visa status, and the country you live in.
- Currency of income and assets, and any haircut applied.
- Evidence available from overseas employers, accountants and banks.
- Source of wealth and source of funds, with clear documentation.
- Politically exposed persons and their families, who face enhanced due diligence.
Time zones and meetings
We work around your diary, by video or in person, including overseas meetings where appropriate.
Stamp Duty surcharge for non-UK residents buying residential property in England and Northern Ireland, on top of the rates that otherwise apply.
Documents in other languages
Some lenders accept documents in their original language; many require certified translations. Knowing which before you start saves weeks.
Buying through a structure
Overseas buyers often consider company or trust ownership. Since 2017, UK residential property held through overseas structures has generally been within the scope of UK inheritance tax, and companies buying residential property face their own Stamp Duty rules and annual charges. Specialist tax advice is essential.
07Tax and costs in 2026.
Stamp Duty Land Tax: standard residential rates
| Portion of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
Surcharges
| Additional dwellings | +5% |
| Non-UK resident buyers | +2% |
| Companies, purchases over £500,000 | 17% flat rate* |
England & Northern Ireland, as at October 2026. *Unless a relief applies, for example for a qualifying property rental business.
Worked example: £5 million home
| Scenario | SDLT |
|---|---|
| UK resident, replacing main home | £513,750 |
| UK resident, additional property | £763,750 |
| Non-UK resident, additional property | £863,750 |
High Value Council Tax Surcharge
From 1 April 2028, owners of homes in England valued at £2 million or more will pay an annual surcharge on top of council tax, based on 2026 valuations.
| Property value | Annual charge |
|---|---|
| £2m to £2.5m | £2,500 |
| £2.5m to £3.5m | £3,500 |
| £3.5m to £5m | £5,000 |
| £5m and above | £7,500 |
As announced; details of reliefs and rules for company and trust-owned property are still to be confirmed.
08Process and discretion.
Every private client case is led personally by our founder, from the first conversation to completion and beyond.
Confidential consultation
Under NDA if you prefer. We understand your wealth, plans and timescales.
Free · in person or by videoStrategy
We agree the structure with you and, where needed, your tax and legal advisers.
Before any lender is approachedMarket approach
A discreet, anonymised approach to the lenders best placed to help, including private banks.
Terms compared side by sideCredit presentation
A clear credit paper and source of wealth narrative that answers underwriters’ questions in advance.
Prepared by usOffer and legal process
We manage the lender, valuers and solicitors so conditions are met on time.
One point of contactOngoing review
We review your borrowing as your wealth, plans and the market change.
Long after completionDocuments we may ask for
- Passport and proof of address
- Source of wealth summary
- Bank and portfolio statements
- Payslips, bonus letters, award statements
- Company or partnership accounts
- SA302s and tax year overviews
- Property and rental schedule
- Trust deeds and trustee letters
- Existing mortgage statements
09Illustrative cases.
Founder buying a £4.5m family home
A company founder drawing a modest salary and dividends, with substantial profits retained in the business and a large investment portfolio.
- Challenge
- Drawn income alone supported a fraction of the loan
- Approach
- A lender assessing retained profits and portfolio liquidity
- Structure
- Part-and-part, with the interest-only element backed by the portfolio
Overseas executive buying in London
A senior executive paid in US dollars, relocating to London with a family, buying a £2.8m apartment ahead of arrival.
- Challenge
- Foreign currency income and no UK credit history
- Approach
- An international bank familiar with the employer and currency
- Structure
- Five-year fix, with Stamp Duty planned around residency
These examples are illustrative and do not describe real clients. Figures are for explanation only.
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