I have recently seen a large increase in the number of clients looking to purchase a flat located above or below a flat they already own in a building, then merging the two into one large flat.
They do this by typically adding a staircase and then general cosmetic work. Most high street banks won’t, however, lend on this because when the re-mortgage/purchase is complete, they would still be essentially lending against two separate flats.
We are, however, still able to avoid expensive development finance rates (often 2% lender fee and at least 1% interest pcm) as there isn’t any heavy ‘structural work’ to be carried out. A small handful of Private Banks and Building Societies are happy to cross collateralise across both flats and allow the client to combine the flats into one property, once the mortgage has drawn down.
In some cases where the client has a relatively low mortgage on their current flat, we have been able to raise enough lending secured against this property to cover not only the deposit on the second flat, but the cost of the works as weell. This means they don’t need to use any of their own cash.
The Building Societies are typically the best place to assist with this type of transaction when the lending is below £1m and the Private Banks when the lending is above £1m.
I have given both examples below on two recent transactions:
Nature: Residential re-mortgage & purchase
Total property value: £950,000 (both flats combined)
Total loan amount: Max LTV 75%
Product: 2 year discounted variable
Interest rate: 1.99%
Early repayment charge: 3% for 2 years. None thereafter
Mortgage term: Up to age 70
Repayment method: Part & part repayment; 50% of the property value interest only and 25% capital & Interest
Overpayments: 10% of the outstanding balance each year can be overpaid without penalty.
Lender application fee: None
Lender arrangement fee: £499
Nature: Residential purchase & re-mortgage
Property value: £3,000,000
Loan amount: Max 65% LTV
Product & Interest rates:
2 year fixed
2 year fixed
3 year fixed
4 year fixed
5 year fixed
Mortgage term: Max 25 years
Repayment method: Interest only
Overpayments: A capital reduction of 10% per annum can be made without incurring an early repayment charge. This will apply throughout the early repayment charge period.
Lender Arrangement Fee: 1% of the loan amount
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