Your Mortgage Options When Moving Home
Should you port your existing deal or switch to a new lender? We break down every option so you can move with confidence.
Brett
Mortgage Adviser
Moving home is one of the biggest financial decisions you will make, and your mortgage is at the centre of it. Whether you are upsizing to a larger family home, downsizing after the children have left, or relocating for work, the mortgage you choose for your next property can save — or cost — you thousands of pounds over the coming years. Understanding the difference between porting your mortgage, switching to a new lender, or combining both is essential before you commit.
Many home movers assume they must stick with their current lender, but that is rarely the case. The UK mortgage market is highly competitive, and the deal you took out two or three years ago may no longer be the best available. At the same time, porting can be valuable if you are locked into a low fixed rate and want to avoid early repayment charges. The right choice depends on your remaining deal term, your loan-to-value ratio, and how much you need to borrow for the new property.
In this guide we walk through every option available to home movers in the UK: porting explained, when switching lender makes more sense, how to borrow more when moving up the ladder, the full breakdown of costs including stamp duty, and a step-by-step timeline from having your offer accepted to picking up the keys. Use our stamp duty calculator and borrowing calculator alongside this guide to put real numbers to your move.
Your mortgage options when moving home
When you sell your current property and buy a new one, you have three main mortgage routes: port your existing deal, take out a completely new mortgage, or port and top up with additional borrowing. Our moving home mortgages hub covers each route in detail.
The best option depends on where you are in your current deal, how much equity you have, and how much the new property costs relative to your outstanding balance. A whole-of-market broker can model all three scenarios so you can compare monthly and lifetime costs.
Port your mortgage
- Transfer your existing deal — rate, term, and balance — to the new property. Ideal if you are mid-way through a competitive fixed rate and want to avoid early repayment charges.
Switch to a new lender
- Pay off your current mortgage on sale and take a brand-new deal with a different lender. Best when your deal has ended, the market offers lower rates, or you need more flexible criteria.
Port and top up
- Keep your existing deal for the current balance and add a second portion with the same lender at a new rate. Useful when moving to a more expensive property and you want to avoid ERCs on the original balance.
Start planning early
Speak to a broker as soon as you begin your property search. Knowing your budget and mortgage options before you make an offer puts you in a much stronger negotiating position with sellers.
Porting your mortgage explained
Porting means transferring your current mortgage deal to a new property. Your interest rate, remaining deal term, and outstanding balance stay the same — the security simply moves from one property to another. For a full walkthrough, see our porting your mortgage guide.
Most major UK lenders allow porting, but it is not guaranteed. You will still need to pass affordability and valuation checks on the new property, so porting is effectively a new application assessed against the lender’s current criteria.
When porting works well vs when it does not
Porting makes sense
- You are mid-way through a competitive fixed rate
- Early repayment charges are significant (2–5% of balance)
- You are moving to a similar or lower-value property
- Your lender’s current criteria still suit your circumstances
Porting may not work
- Your deal is close to expiry (ERCs are low or zero)
- Better rates are available on the open market
- You need to borrow substantially more than your current balance
- Your circumstances have changed and you no longer meet the lender’s criteria
Porting is not automatic
Even though your lender may advertise porting as a feature, they will reassess your income, outgoings, and credit history against their current lending criteria. If your circumstances have changed — for example, you have become self-employed or taken on additional debt — you may not be approved to port.
Getting a new mortgage when you move
If your current deal is ending soon, or the market offers significantly lower rates than your existing mortgage, switching to a new lender is often the smarter move. You repay your old mortgage when the current property sells and take out a fresh deal on the new one.
Shopping the whole market is particularly important if your equity position has improved. A lower loan-to-value ratio unlocks better rate bands, and the savings over a two or five-year fix can be substantial.
Why switching could save you money
90+
Lenders searched
A whole-of-market broker compares products across the full UK lending panel
£200+
Typical monthly saving
Potential saving when moving from an SVR or expired deal to a competitive fix
60–75%
Best LTV band
Home movers with significant equity often fall into the lowest rate brackets
Not sure where you stand?
Our mortgage experts can review your situation, find the best deals, and guide you through every step.
Borrowing more when moving up the ladder
Most home movers are buying a more expensive property, which means they need to borrow more than their current outstanding balance. Even after factoring in the equity released from the sale, there is often a gap. Our guide on how much you can borrow explains the key affordability rules lenders use.
If you are porting, the additional borrowing sits on a separate sub-account with its own rate and term. If you are switching lender entirely, the full amount is assessed as one new mortgage.
Example: moving from a £300,000 to a £450,000 property
If you owe £180,000 on a property worth £300,000, you have £120,000 of equity. After selling costs of around £5,000, your deposit is £115,000. To buy at £450,000 you need a mortgage of £335,000 — giving you a 74% LTV, which sits within competitive rate bands.
Costs to budget for when moving home
Moving home involves more upfront costs than a remortgage, so it is important to budget carefully. Stamp duty is usually the largest single expense, followed by estate agent fees, conveyancing, and any early repayment charges.
Some costs are fixed, others are proportional to the property price, and a few are negotiable. Getting a clear picture early helps you set a realistic purchase budget.
Example costs on a £400,000 purchase
£10,000
Stamp duty
SDLT on a £400,000 main residence (standard rates, not a first-time buyer)
£1,500
Conveyancing
Average combined legal fees for buying and selling
£1,000
Arrangement fee
Typical lender product fee (can be added to the mortgage)
£400
Valuation & survey
Lender valuation plus a homebuyer report on the new property
The moving home mortgage timeline
From having your offer accepted to picking up the keys, a typical home move takes eight to twelve weeks. The mortgage application is usually the quickest part — most lenders issue a formal offer within two to four weeks. For tips on speeding up the process, see our guide to chain-free buying.
Buying chain-free or from a new-build developer can speed things up considerably. If you are also selling, aligning both transactions is critical to avoid bridging finance or temporary accommodation.
“Getting your mortgage agreed in principle before you start viewing properties means you can move quickly when you find the right home — and sellers take your offer more seriously.”
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Moving home? Let’s find your best mortgage option
Our advisers compare deals from 90+ lenders and will tell you whether porting, switching, or a combination gives you the best outcome. We handle the paperwork and keep your move on track from application to completion.
What Our Clients Say
Real reviews from real homeowners. See why hundreds of clients trust Clearview with their mortgage.
“Clearview made the whole mortgage process so much less stressful. Ali explained every step, found us a rate we didn’t think was possible, and kept us updated throughout. We completed in just five weeks.”
Sarah Mitchell
First-Time Buyer
“We were on our lender’s SVR paying way too much. Clearview found us a fixed deal that saved us over £300 a month. The whole switch was handled for us — couldn’t recommend them enough.”
James & Priya Patel
Remortgage
“As a contractor I’d been turned down twice before. Clearview knew exactly which lenders to approach and how to present my income. Got approved first time with a great rate. Absolute lifesavers.”
David Thompson
Self-Employed
“I’ve used Clearview for three BTL purchases now. They understand the portfolio landlord criteria inside out and always find competitive products. Professional, fast, and genuinely knowledgeable.”
Emma Collins
Buy-to-Let Investor
“Selling and buying at the same time felt overwhelming, but Clearview coordinated everything with our solicitor and estate agent. They even helped us port our existing deal. Brilliant service from start to finish.”
Michael & Laura Reed
Moving Home
“I had a CCJ from years ago and thought I’d never get a mortgage. Clearview matched me with a specialist lender and I’m now a homeowner. They treated me with respect and never judged my situation.”
Rachel Okonkwo
Bad Credit Mortgage
“Clearview made the whole mortgage process so much less stressful. Ali explained every step, found us a rate we didn’t think was possible, and kept us updated throughout. We completed in just five weeks.”
Sarah Mitchell
First-Time Buyer
“We were on our lender’s SVR paying way too much. Clearview found us a fixed deal that saved us over £300 a month. The whole switch was handled for us — couldn’t recommend them enough.”
James & Priya Patel
Remortgage
“As a contractor I’d been turned down twice before. Clearview knew exactly which lenders to approach and how to present my income. Got approved first time with a great rate. Absolute lifesavers.”
David Thompson
Self-Employed
“I’ve used Clearview for three BTL purchases now. They understand the portfolio landlord criteria inside out and always find competitive products. Professional, fast, and genuinely knowledgeable.”
Emma Collins
Buy-to-Let Investor
“Selling and buying at the same time felt overwhelming, but Clearview coordinated everything with our solicitor and estate agent. They even helped us port our existing deal. Brilliant service from start to finish.”
Michael & Laura Reed
Moving Home
“I had a CCJ from years ago and thought I’d never get a mortgage. Clearview matched me with a specialist lender and I’m now a homeowner. They treated me with respect and never judged my situation.”
Rachel Okonkwo
Bad Credit Mortgage
“Clearview made the whole mortgage process so much less stressful. Ali explained every step, found us a rate we didn’t think was possible, and kept us updated throughout. We completed in just five weeks.”
Sarah Mitchell
First-Time Buyer
“We were on our lender’s SVR paying way too much. Clearview found us a fixed deal that saved us over £300 a month. The whole switch was handled for us — couldn’t recommend them enough.”
James & Priya Patel
Remortgage
“As a contractor I’d been turned down twice before. Clearview knew exactly which lenders to approach and how to present my income. Got approved first time with a great rate. Absolute lifesavers.”
David Thompson
Self-Employed
“I’ve used Clearview for three BTL purchases now. They understand the portfolio landlord criteria inside out and always find competitive products. Professional, fast, and genuinely knowledgeable.”
Emma Collins
Buy-to-Let Investor
“Selling and buying at the same time felt overwhelming, but Clearview coordinated everything with our solicitor and estate agent. They even helped us port our existing deal. Brilliant service from start to finish.”
Michael & Laura Reed
Moving Home
“I had a CCJ from years ago and thought I’d never get a mortgage. Clearview matched me with a specialist lender and I’m now a homeowner. They treated me with respect and never judged my situation.”
Rachel Okonkwo
Bad Credit Mortgage
“Clearview made the whole mortgage process so much less stressful. Ali explained every step, found us a rate we didn’t think was possible, and kept us updated throughout. We completed in just five weeks.”
Sarah Mitchell
First-Time Buyer
“We were on our lender’s SVR paying way too much. Clearview found us a fixed deal that saved us over £300 a month. The whole switch was handled for us — couldn’t recommend them enough.”
James & Priya Patel
Remortgage
“As a contractor I’d been turned down twice before. Clearview knew exactly which lenders to approach and how to present my income. Got approved first time with a great rate. Absolute lifesavers.”
David Thompson
Self-Employed
“I’ve used Clearview for three BTL purchases now. They understand the portfolio landlord criteria inside out and always find competitive products. Professional, fast, and genuinely knowledgeable.”
Emma Collins
Buy-to-Let Investor
“Selling and buying at the same time felt overwhelming, but Clearview coordinated everything with our solicitor and estate agent. They even helped us port our existing deal. Brilliant service from start to finish.”
Michael & Laura Reed
Moving Home
“I had a CCJ from years ago and thought I’d never get a mortgage. Clearview matched me with a specialist lender and I’m now a homeowner. They treated me with respect and never judged my situation.”
Rachel Okonkwo
Bad Credit Mortgage
Your next steps
Continue Your Mortgage Journey
Now you understand LTV, here are the next steps to getting the best mortgage deal.
Learn Your Options
You’re here — understand whether porting, switching, or a combination is the best route for your move.
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Calculate Your Costs
Use our stamp duty and repayment calculators to put real numbers to your move and set a realistic budget.
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Compare Your Deals
Check how much you can borrow with a new lender and compare that against porting your existing rate.
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Get Expert Advice
Speak to a Clearview broker who will compare deals from 90+ lenders and manage your mortgage from application to completion.
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