Moving Home Mortgages — Whole-of-Market Advice for Your Next Property
Moving home means more than just finding the right property — it means deciding whether to port your existing mortgage, take out a new one, or top up your borrowing. The wrong decision can cost thousands. The right advice makes the difference.
Home Me Mortgages searches over 90 lenders, runs the numbers on every option, and makes sure you move with the best deal available — not just the easiest one.
Your Options
Three Ways to Finance Your Move
Each option has advantages and costs that depend on your current mortgage, the property you're buying, and your financial situation. We'll run the numbers on all three.
Port Your Existing Mortgage
Take your current mortgage deal with you to the new property. You keep the same rate and potentially avoid early repayment charges. But your lender will reassess whether you can still afford it — and your existing deal may not be the best available.
Take Out a New Mortgage
Start fresh with a new lender and a new deal. Access the whole market — 90+ lenders and potentially better rates than your existing product. More paperwork, but often significantly better value, especially if rates have changed since you last applied.
Top Up Your Existing Mortgage
Port your existing mortgage and borrow extra on top — either with the same lender or a second charge from a different lender. Useful if you're upsizing and need to bridge the gap between what you're porting and what the new property costs.
Porting Your Mortgage
Porting Isn't Always the Right Answer — But It Can Be
Porting sounds simple — take your current deal to the new property. In practice, it's more complicated. Your lender will reassess your affordability, your property will be revalued, and if the new purchase price is higher than your existing mortgage balance, you'll need to borrow extra — at your lender's current rates, not your old ones.
We compare porting against a full switch. In many cases, the open market beats what your existing lender offers — even after factoring in early repayment charges.
Affordability Re-assessed
Your lender will check your income, outgoings, and the new property regardless of your history with them.
Upsizing Top-Up
Extra borrowing above your ported amount is charged at your lender's current rate — not your original deal rate.
Downsizing ERC Risk
If you're downsizing, you may have to repay part of your mortgage — potentially triggering early repayment charges.
We Compare Both
We run the full numbers — port vs switch — and tell you honestly which saves more over your new term.
Using Your Equity
How Your Existing Equity Affects Your Next Mortgage
If your property has increased in value since you bought it, you've built up equity — the difference between what it's worth and what you still owe. That equity goes into your deposit for your next purchase, directly affecting your loan-to-value ratio and the rates you can access.
Example Equity Scenario
Timing Your Move
Sell First or Buy First?
The order of your sale and purchase matters — both financially and practically. There's no universally correct answer, but there's usually a clearly better choice for your specific situation.
Selling First
- + You know exactly how much you have to spend
- + No risk of owning two properties at once
- + May need temporary accommodation between sale and purchase
- + Stronger buying position — no chain above you
Buying First
- + Move directly from old home to new — no temporary accommodation
- + More time to find the right property without pressure to sell
- + May temporarily own two properties — bridging risk
- + Initial stamp duty surcharge (recoverable if you sell within 3 years)
Bridging Loans
If you need to complete on your purchase before your sale goes through, a bridging loan can fill the gap. They're short-term, relatively expensive, and should always be a last resort — but in some situations, they're the right tool.
We can introduce you to specialist bridging lenders if needed, and ensure the bridging is structured to be as cost-effective as possible. More importantly, we'll always explore whether a bridging loan is actually necessary — sometimes good mortgage structuring avoids the need entirely.
Stamp Duty
Current SDLT Rates (Home Movers)
| Property Value | Rate |
|---|---|
| £0 – £250,000 | 0% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Early Repayment Charges
Watch Out for ERCs
If you're still in a fixed-rate period and want to switch to a new mortgage rather than porting, your current lender will likely charge an early repayment charge (ERC) — typically 1–5% of your outstanding balance.
ERC Warning
On a £300,000 mortgage at a 2% ERC, the charge is £6,000. This may or may not be offset by the saving from a better rate over your new term. We calculate the exact break-even point before recommending you pay it.
Not all ERCs are triggered by porting — many mortgages are portable without charge. We'll confirm your ERC position at your free review.
"We thought porting was the obvious choice — but after speaking with Home Me, it turned out a new mortgage saved us over £4,000 in the first year alone. The advice was honest and they found a much better deal than we expected."
— Sarah & James T., Moved from Maidenhead to Marlow
Complex Situations
Moving Home With Added Complexity
Self-employed movers
Self-employed income doesn't stop us finding you a competitive mortgage. We know which lenders assess self-employed income correctly.
Self-employed mortgages →Adverse credit history
Historic defaults, CCJs, or missed payments don't automatically block a mortgage. Specialist lenders look at the bigger picture.
Bad credit mortgages →Large mortgage requirements
Buying a high-value property in the Thames Valley? We access private banks and specialist lenders for loans from £500k to £10M+.
Large mortgage loans →Local Knowledge
Moving Anywhere Across Berkshire & Buckinghamshire
We work with movers across the whole Thames Valley area. Whether you're moving locally or across the country, we provide the same whole-of-market service.
If you want the local detail behind that coverage, our Marlow mortgage broker page sets out the nearby areas we support from our base.
Common Questions
Moving Home Mortgage FAQs
Can I keep my current interest rate when I move? +
What does porting a mortgage mean? +
Should I sell my house before buying? +
What is a bridging loan and do I need one? +
What are early repayment charges and when do they apply? +
How much stamp duty will I pay when moving? +
Can I increase my mortgage when moving? +
Can I get a moving home mortgage if I'm self-employed? +
Ready to Make Your Move?
Book a free review and we'll run the numbers on all your options — port, switch, or top up. You'll know exactly where you stand before you make any decisions.
Or call us on 01628 884 693