If you could choose a superpower, what would it be? The ability to see the future? To slow down time? To get every case over the line, no matter how complex?
For mortgage advisers, the last one might just be the most appealing. Because in a market where affordability often sits on a knife edge, having the ability to ‘supercharge’ a case, to effectively find that extra room in the numbers without cutting corners, can be transformative.
That’s where a flexible approach to underwriting comes in, for example, it’s why we have our simplified, new look Bespoke range. For brokers, it’s not about reinventing the process; it’s about having a tool that allows you to look beyond rigid application criteria, without adding layers of admin.
In this instance, the only change to the process is a conversation with a BDM before submission, effectively pre-underwriting the case so the right criteria is applied from day one.
This is a route for brokers with cases above a minimum loan size of £150,000 meaning it’s not a niche service for high-net-worth borrowers, but a potential option for a wide range of clients, provided they meet the core eligibility rules.
HOW TO MAXIMISE AFFORDABILITY
Recent market examples show how this approach can help. One case involved a self-employed pharmacist in Nottingham, trading for just over two years. Under standard rules, their income of £31,000 in year one and just over £51,000 in year two would have been averaged, reducing borrowing potential.
Instead, the most recent year’s income was used in isolation, supported by evidence of growth and a strong employment track record. The case also went above the usual LTI cap to reach the required loan size.
In another instance, a newly-qualified NHS doctor buying a new-build in Yorkshire was able to borrow at 90% LTV, despite holding a Skilled Worker visa which would usually cap lending at 75%. Regular additional payments appeared on every payslip, so these were annualised and counted in full towards affordability.
The strength of the borrower’s role, deposit structure and financial profile made the higher LTV achievable.
Flexibility can also apply to variable income. A London-based financial trader, earning £49,000 plus a £30,000 bonus, was buying a £795,000 flat. By recognising a consistent bonus history and including the latest year’s amount in full, the borrowing need was met.
The requested 40-year term, while not needed for affordability, was agreed to help manage monthly repayments.
In all these cases, the fundamentals still had to be right: strong credit, income paid in sterling, the right LTV for the property type, and meeting minimum income thresholds. But within that framework, a more tailored assessment allowed the broker to present a viable solution, one that might not have been possible under more strict, automated interpretation of criteria.
PRESS BOOST ON YOUR APPLICATION
The mechanics are straightforward. If the case involves a single, straightforward deviation from standard lending rules, for example, two years’ self-employed history instead of three, excluding childcare costs paid by a third party, or a qualifying loan size, it can often go straight to Approval in Principle (AIP).
If there are multiple complexities, that early conversation with a BDM ensures it’s reviewed by an underwriter who can make a common-sense decision.
For brokers, having this kind of tool in the kit isn’t about chasing the unusual for its own sake. It’s about recognising that many clients sit just outside the neat boundaries of a core range.
When the profile is sound but the numbers don’t quite fit, the ability to assess the whole picture and make proportionate adjustments can be the deciding factor between an accepted offer and a missed opportunity.
In a competitive market, where clients expect advisers to explore every option, the value of an accessible, flexible lending route is hard to overstate. Used well, it can be the difference between a conversation about compromises, and a call to say the purchase is going ahead.
