Independent Mortgage Broker

Moving Home

They say that moving house is one of the more stressful things you can do.

It doesn't have to be that way.

Take a Lode off Moving Home

Moving to a new home is an exciting milestone that marks a fresh start and provides the opportunity to make your space uniquely yours. Yet, navigating the process can be complex and time-consuming. That’s where we come in.

Why Choose Lodestone for your house move?

Our clients return to us time and again for our decades of expertise in managing the mortgage process. Acting as a bridge between you and the lenders, we handle the intricate details so you can focus on the more enjoyable aspects of finding and moving into your new home.

Our primary goal is to secure a financial product that’s tailored to your needs, ensuring it supports your journey rather than complicates it. With our assistance, you can fully enjoy the experience of finding your new home and building your life within it.

Comprehensive and Personalized Support

We take a personalized approach to every client. By conducting a thorough assessment of your circumstances, we ensure no detail is overlooked. Beyond finances, we understand the emotional stakes of moving, and we strive to minimize stress and uncertainty at every stage.

Exploring Your Best Options

With access to the entire mortgage market, we identify options that meet your specific needs. We provide clear explanations of each lender’s offerings, including the pros and cons, empowering you to make an informed decision. Thanks to our strong industry relationships, we can often access exclusive financial products not widely available.

Seamless Property Transitions

Efficiency is vital when coordinating the sale of your current property with the purchase of your new home. We work tirelessly to synchronize these transitions, minimizing disruptions and saving you valuable time. Our goal is to make your move as smooth and stress-free as possible.

Saving Time and Money

Time is a critical resource during the home-buying process. By streamlining procedures and addressing potential delays early, we save you both time and money. This allows you to focus on the excitement of settling into your new home, not unnecessary hassles.

Whether you’re taking your first steps or finalizing your plans, we’re here to make your move a success. Let us help simplify the process so you can focus on the excitement of your new beginning.

Moving Home Tips

Moving home is an exciting time, but it can also feel overwhelming. With so many tasks to tackle before and after the big day, it’s easy to feel stressed. That’s why we’ve created this handy guide—to help you navigate the process smoothly and avoid any last-minute surprises.

The key to a successful move is starting early. Putting a clear plan into action as soon as possible will keep things simple and manageable. By following our tips, you can make your moving day—or "M Day"—calm, organized, and far less stressful.

Make a list

It may feel like there is just too much to remember as the time to your move gets closer - after all life goes on at the same time as your move!

To reduce the stress, you should make a list of absolutely everything that you must do and think about when it all needs to be done by. You may have only just received your mortgage offer and be a long way from moving day, but the sooner you start the better. Do not leave everything until the last minute.

Book your removal firm as early as possible

It depends on when you are planning to move, but it could be difficult to book in a date with a reputable firm. Most people plan to move at the same time - such as weekends, bank holidays or school holidays just so they have extra time and less stress. Don't leave it to the last minute and get caught out, book early.

In comparison to all the other decisions you have had to make lately, choosing a removal firm will probably seem relatively simple, but make sure you choose professionals. Your belongings and valuables are at the hands of the company you choose, and the last thing you want is for them to be damaged. It is vitally important that you do your research.

For help in choosing a good firm speak with friends and family who have moved. If you are reliant on internet research, then ensure you check previous customer reviews. Ask the removals firm what their quote includes and if they are willing to carry out a removal valuation for you. This would involve them visiting your property to establish how much stuff you have and how many vans/ people they will need to the job efficiently on the big day.

Create a packing plan

It really is surprising how much stuff you gather over the years, and as such packing always takes longer than people expect. The sooner you start the better. Start by getting rid of everything you don't need (be brave), and then you should start by packing up the rooms that you use the least. This allows you to pack up those rooms and use them as your storage. As you don't use the rooms much, they will cause the least amount of disruption to your daily life.

Make sure that you label each box but do it properly! It's easy to just write 'kitchen stuff' for example, but when it comes to unpacking that really won't help you with what you need to prioritise. You should label the box with the room, and then underneath a few bullet points of the box contents will help you more than you can imagine!

Another common mistake is overloading your boxes, to try and use as few as possible. It's likely to lead to accidents or injury if you do this, so instead pack heavy items in smaller boxes, and lighter things in big boxes.

Declutter

Getting rid of any old, unwanted or unnecessary items before you move will not only save you time and money, it will also reduce your stress.

Think about donating to charity or recycling centres if you can. Whatever you can do to cut down on the number of things you need to transport will be a great help to you. It will mean that the removal company need less vans and people. Do not take things with you that you are likely to throw away at the other end!

Things you can't move

Things like hazardous materials, plants with soil in, tins of paint or chemicals are likely to be refused removal by the firm you have employed. As we said above, some things can be recycled, so take half empty paint tins to your local centre (unless of course you are planning on using them).

Things that you really need to take with you, you should wrap properly to avoid spillages etc, and load them in your own vehicle if you can.

You should always consider the safety of everyone involved in your move, so think about how heavy boxes are, clearly label dangerous items like gardening tools that have sharp blades, wrap knives up so they can't hurt people, and if you have things like petrol filled gardening equipment make sure you empty them first.

If there is anything that you are unsure of ask your removals company and they will advise you accordingly.

Important documents

Utilities and Mail

Just like when you move into your new house and take meter readings, don't forget to take them when you leave your old home. Take photos on your phone as it makes things much easier. For the services at your new home, you can arrange these in advance. If you are changing provider at your new home, call the current provider and tell them that you are the new owner and you are providing meter readings.

Something that a lot of people forget is the electoral register, and other documents like driving licenses. Make sure you update everything.

Finally, and even though we are using it less and less these days, don't forget the Royal Mail redirection service. They will forward post from your old address to your new one for different periods of time. This is a good idea, just in case you have forgotten a certain service, provider or membership.

Survival Kit!

Very Important! Make sure you have a box of essentials handy. Your little box of sanity! In this you should put things like toiletries, phone chargers, cups, tea/ coffee, bottles of water, snacks and other general provisions that will help the day run a little more smoothly.

Food and hydration are very important on what will be a very busy day, so ensure that you have everything readily available so you can fall straight into bed at the end of it.

Clean

Not yourself! Your new and old home.

If it is possible to have a delay between moving out of and into your home, it could prove useful, and keep your blood pressure down by reducing stress! Being able to give your new home a clean before you move in is great. It could also allow you to measure up for carpets, curtains etc, and maybe even take delivery of new white goods etc.

To ensure you can do this, make sure you pack your cleaning kit separately. Having the ability to clean your new house before unpacking is priceless. It helps you avoid nasty surprises and even allows you to look out for things that need repair or attention.

Take your time

M day is what you have been dreaming about, it is a big day, and a very exhausting one, so take your time. It's natural to want everything done, but manage your expectations, it's not a sprint, it's a marathon! Do not expect to get everything done, you're just preparing yourself for disappointment.

Keep your survival kit to hand, and make sure you've got cold drinks and everything you need for teas and coffees, and snacks to keep your energy up. Make sure that you take a proper rest to eat lunch and dinner as well.

It's going to take time to get everything unpacked and your new home just the way you want it, so just take it easy. Relax, and enjoy the day. As for the evening, enjoy a night in with a takeaway or go out with friends. Your life does not have to revolve around unpacking!

The most important thing to have done by the end of day one is - make sure your bed is built, the rest can wait!

Quick Quote

A snapshot of today's rates. Change the value, amount and filters to get an idea of current deals. Then talk to us about our exclusive rates.

Your Top Questions Answered

How Much Deposit Do We Need?

What’s the Minimum Deposit for a UK Mortgage?

Let’s talk about minimum deposits when buying a property in the UK.

Key factors to consider when determining your deposit:

Purpose: Are you buying to live in or to rent out?
Property type: Is it a primary home, second home, or holiday home?
Property value: Higher values often require higher deposits.

Examples:

Buy-to-let: Usually requires a minimum deposit of 20-25%
Residential home: Minimum deposit starts around 5%
New build: Often requires 10-15% depending on the lender
Unique offer: One lender offers a 1% deposit with a £5000 minimum on properties up to £500,000 (limited time only!)

Remember, the larger the deposit, the lower the interest rate you can secure. Each lender offers different rates based on loan-to-value ratios.

Can we move while tied into fixed rate?

Got a fixed rate but ready to move?
Here's what you need to know:

Porting: Most mortgages are portable, meaning you can transfer your fixed rate to a new property. Always check your original mortgage terms to confirm.

Borrowing less: If you're reducing your mortgage balance, expect penalties for paying off part of your mortgage early.

Borrowing more: This is where it gets tricky. If you need extra funds, your lender will likely offer a new product, and the fixed rates will end at different times, limiting your future remortgaging options.

Stuck with the same lender: Having two different end dates on your mortgage could lock you into a cycle with your current lender, preventing access to better rates elsewhere.

What to do: Porting during a fixed rate is complex. For the best advice and options tailored to your situation, consult an experienced broker.

What Mortgage/ Lender do we choose this time?

How to Choose the Right Mortgage Lender:
It’s More Than Just the Rate!

Here’s what you need to know about picking the best lender for your circumstances:

It’s Not Just About Interest Rates

Many people think the lowest rate means the best mortgage. Reality check? Not always true!

Each Lender Has Unique Criteria

Lenders have different rules and criteria. One lender may decline your mortgage, while another approves it—same person, different outcomes!

Affordability Calculations Vary

Lenders assess affordability differently, which means some can offer you more than others, even for the same financial profile.

Interest Rate Differences

Interest rates aren’t universal. For the same mortgage, one lender may offer a higher or lower rate than another.

What About Comparison Sites?

Sites like Money Supermarket show enticing rates, but many people find out they don’t qualify for those specific offers after applying.

Why a Broker Can Help

Brokers look across the entire market to find the best fit for your needs. We’re here to help you find the right lender, rate, and loan amount without the hassle.

Ready to Start?

Reach out for tailored advice! We'll review your unique situation, discuss your goals, and provide guidance that’s right for you.

Can We Afford to Move?

If you’re considering moving home but are unsure if it’s affordable, here’s what you need to know:

Income Evaluation

Beyond basic salary, lenders often consider overtime, bonuses, commissions, and allowances (shift, car, travel, location) in affordability calculations.
Some lenders use all these income sources, while others may only include a portion. Finding the right lender is key.

Equity in Your Current Home

Many homeowners underestimate their property’s value and are pleasantly surprised by how much equity they’ve built, which can significantly boost the deposit for your next home.

Other Costs to Plan For

Factor in stamp duty, legal fees, and lender fees. These additional costs are essential to understand upfront.

The best way to get clarity? Work with a broker.

We’ll assess your circumstances, calculate affordability, and outline all related costs, so you’re fully prepared to answer the big question: Can you afford to move home?

Is Now the right time to move?

One question we often get asked:
Is now the right time to move?
Here’s what to consider:

Personal Need vs. Market Timing

If you need to move, focus on your circumstances, not just market trends.

Property Prices

Predictions on house prices vary, but with a housing shortage and rising population in the UK, property values tend to rise over time. Waiting could mean higher prices later.

Mortgage Rates

Rates go up and down. Today’s rates are still under the historic 5-6% average. The best strategy? Find the right product for your situation now.

Affordability

Get a full affordability assessment. If the numbers work, why wait? Delaying could impact your buying power as prices rise.

Final Thoughts

Whether it’s a need or a want, the decision is yours. For clarity on affordability and guidance, speaking with a broker can help you make an informed choice.

Do we need to sell to move?

Do you actually need to sell your current home to buy a new one?
The answer might surprise you:
No, not always!

Here’s how it could work:

Turn your existing property into a buy-to-let, allowing you to generate rental income and benefit from long-term asset growth.
If you’ve got significant equity in your home, you may be able to release funds for a deposit on your new home. This could help with your next property purchase without selling your current home!
However, if your equity is limited, this option might not work.

Over the years, we've helped many clients move home while keeping their current property as an investment.

Many didn’t realise this was even possible! If you're considering moving but want to explore keeping your current property, reach out!

What costs are involved?

Moving home?
Let’s break down the true cost beyond just the mortgage!

Estate Agent Fees

Expect 1% of your property’s sale price + VAT.
Some agents offer fixed fees, but rates vary. Always compare costs when choosing your agent.

Mortgage Broker Fees

Average fees: £500–£600, but some brokers charge nothing.
Discuss this upfront when working with a mortgage broker.

Lender’s Product Fees

Typically £1,000 (can be added to the mortgage, but consider the long-term cost).
Seek guidance from your broker on whether adding fees to your mortgage is the best choice.

Valuation & Survey Costs

Standard valuations: Often free with lenders.
Homebuyer surveys: £200–£300+.
Full structural surveys: Can exceed £1,000+, depending on property value.

Legal Fees

Solicitor costs for you and your lender: £1,000+.
Charges vary, so shop around for the best service and price.

Removal Costs

Moving day expenses can vary widely, so get quotes early!

Pro Tip: These costs can add up quickly. Planning ahead ensures no surprises. Got questions? Reach out for expert advice—we’re here to help!

Can we borrow enough money?

One of the most frequent questions we get is:
Can we borrow enough to make that move?

Here’s what you should consider:

Income Beyond Basic Salary

Lenders often factor in overtime, bonuses, commissions, and allowances (like location, shift, car, and unsociable hours).
Additional income from buy-to-let properties, investments, shares, and pensions can also boost your affordability if it’s verified.

Lender Variability

Every lender has unique affordability calculations. Some use all sources of income, while others only use part. The loan amounts can vary by tens of thousands of pounds between lenders.

Get Expert Guidance

With the right broker, you’ll receive a full assessment of your finances and a clear understanding of how much you can borrow and what it will cost.

Do we just stick with current lender?

Wondering if you should stay with your lender for a home move or remortgage?
Let’s break it down:

Moving Home?

If you're in a fixed rate, leaving early could mean penalties. Sticking with your current lender might save you money – but it depends on your unique situation.
If not tied into a rate, shop around! Interest rates and borrowing limits vary by lender. It’s key to explore the entire market.

Remortgaging?

If your fixed rate is ending, staying with your current lender can be easy—but isn’t always the best choice .
A change in income or personal circumstances may limit your options, making staying put wise. However, if you qualify, other lenders often offer more competitive rates.

Why a Mortgage Broker?

Brokers compare across the market, assessing if you’d benefit more by switching or sticking. With their expertise, you get tailored advice, maximizing savings and options.

What documents should we provide?

If you're planning to move home, here’s a breakdown of the key documents you’ll need to provide to your lender:

Self-Employed?

SA302s & Tax Year Overviews: Last 2–3 years.
Limited Company Directors: Add company accounts for 2–3 years.

Earning Rental or Investment Income?

Same as self-employed: SA302s & Tax Year Overviews.

Employed?

Payslips: Last 3 months.
P60: Latest one.
Bonus/Commission? Provide extra payslips to show consistency.
Job Offer/Contract: May also be required.

Bank Statements

At least 3 months for accounts showing:
- Income
- Household Expenditure: Bills, shopping, social spending.

Deposit Evidence

Bank statements showing funds built up over the last 6–12 months.

Credit Card Use?

Expect to provide 3 months’ credit card statements.

Additional Requirements

Credit Report: Recommended via CheckMyFile for a comprehensive review.
Proof of ID, Address, & Right to Reside in some cases.

Pro Tip: A mortgage broker can simplify the process and ensure you provide the right documentation for your unique circumstances. Reach out if you need guidance!

What clients say

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I had an outstanding experience working with Craig Fish. From start to finish, he was professional, knowledgeable, and incredibly efficient. He took the time to...

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Craig helped us secure our first mortgage and the service we received was fantastic. From the start of the process to the end Craig was...

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