Moving Home
The Ultimate UK Home Mover Mortgage Guide 2026
Moving home with a mortgage means three big decisions: port your deal or start fresh, how much more to borrow, and how to time the sale and purchase. Get those right and the rest of the move is far less stressful.
Written and reviewed by Davi Thakar, CeMAP qualified mortgage and protection adviser Updated
Moving home with a mortgage means deciding whether to take your current deal with you (porting) or get a new one, working out how much more you need to borrow, and timing your sale and purchase. Your existing lender’s early repayment charge often decides which route is cheaper.
Most people moving home are partway through a fixed rate. That one fact shapes almost everything else. Leave the deal early and you may pay thousands in early repayment charges. Port it and you keep your rate on the existing balance, but your lender has to approve the new property and your income again, and any extra borrowing comes at today’s rates.
This guide walks through every step: your options, the costs, the timeline and what to do if the chain wobbles. If you want help with your own move, see our home mover mortgage advice.
How does a mortgage work when you move home?
You have two main routes. You can port your existing mortgage to the new property, usually topping it up with extra borrowing from the same lender. Or you can repay your current mortgage when you sell and take out a new one, with your current lender or a different one. Which is better depends on your early repayment charge, your current rate and what you need to borrow.
| Route | What happens | Best when |
|---|---|---|
| Port | Your current deal moves to the new home. Extra borrowing is a separate product | You have a big early repayment charge or a low rate worth keeping |
| New mortgage, same lender | You repay the old deal and take a new one with your lender | Your charge period has ended and their new rates are competitive |
| New mortgage, new lender | You repay the old deal and move lender | Another lender offers a better rate or will lend more |
Should you port your mortgage?
Porting means asking your lender to move your existing deal to the new property. It is not automatic. Your lender will:
- reassess your income and outgoings under its current rules
- check your credit file
- value the new property and decide if it is acceptable
- offer any extra borrowing as a separate product at its current rates
Some lenders require you to complete the sale and purchase on the same day. Others let you repay the mortgage on sale and refund the early repayment charge if the new mortgage completes within a set period, often a few months. Get the rules in writing.
Illustration only
You owe £180,000 on a 4.2% fixed rate with 20 years left, and leaving now would cost a 3% early repayment charge of £5,400. You need £100,000 more. Porting keeps the £180,000 at 4.2%, about £1,110 a month, with the extra £100,000 at 5.5%, about £688 a month, a total of about £1,798. A new £280,000 mortgage at 5.5% would be about £1,926 a month. Porting saves about £128 a month and the £5,400 charge, while the old fix lasts.
Porting is not always the winner. If your current rate is high, or your lender will not lend the extra you need, a new mortgage can be cheaper even after paying the charge. Compare the total cost of both over the same period. Our early repayment charge guide shows how. The FCA’s rules on early repayment charges are in MCOB 12.3.
Which situations do lenders see most?
These are illustrative situations, not Option Finance client outcomes.
Upsizing for a growing family
Your equity becomes the deposit and you borrow more. Affordability is the key test.
Work out the budget before you viewDownsizing
A smaller mortgage, or none, and maybe money released. Check the charge on reducing your loan.
Reducing the loan can trigger a chargeMoving for work
You may want to keep your current home and let it out.
Let-to-buy is an optionIncome has changed
You went self-employed or had credit problems since you last borrowed. Your current lender may be the easier route.
Check porting firstHow much can you borrow when moving home?
Lenders look at your income, outgoings, credit and the deposit from your equity. Many lenders cap most borrowing at around 4.5 times income, with some going higher for certain incomes and professions. The deposit comes from your equity: the sale price minus your mortgage balance and selling costs.
Illustration only
You sell for £300,000 with £150,000 left on your mortgage, leaving about £150,000 of equity before costs. You buy for £450,000. After about £12,500 Stamp Duty and £5,000 of other moving costs, around £132,500 goes in as the deposit, so you need a mortgage of about £317,500, roughly 71% of the price.
What does moving home cost?
| Cost | What to budget |
|---|---|
| Stamp Duty | Depends on price. See below |
| Estate agent | A percentage of your sale price or a fixed fee |
| Conveyancing | For both the sale and the purchase |
| Survey | Recommended on the new home |
| Lender fees | Product fee, valuation, any early repayment charge |
| Broker fee | Our fee is £499 in total: £299 on application and £200 when your offer is issued. The £299 is refundable if the application is declined |
| Removals | Plus any overlap in bills |
How much Stamp Duty do you pay when you move?
In England and Northern Ireland, a home mover pays standard rates: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. On a £450,000 home that is £12,500. GOV.UK publishes the residential rates.
If you still own your old home at the end of the day you complete on the new one, the 5% surcharge applies. You can claim it back if you sell your old home within 3 years, but you need the cash up front. GOV.UK explains the rules on replacing your main home. See our Stamp Duty guide and Stamp Duty calculator.
What is the timeline for moving home?
- Free mortgage review before you list: your deal, charge, budget and costs.
- Agreement in principle, so your offer is credible.
- List your home and accept an offer.
- Offer on your next home accepted.
- Full mortgage application, valuation and offer, often 2 to 6 weeks.
- Conveyancing for both sides, the longest part in most chains.
- Exchange contracts, when the move becomes binding.
- Completion, when money moves and you get the keys.
Mortgage offers usually last around six months. If the chain is slow, we keep an eye on the expiry date.
Can you buy before you sell?
Sometimes. There are three main ways:
- Bridging loan: short-term borrowing to buy the new home, repaid when your old home sells. It is fast but costly. See our bridging loan guide.
- Let-to-buy: keep your current home as a rental and buy your next one. See our let-to-buy guide.
- Two mortgages for a while: only if you can afford both payments. See can you have more than one mortgage.
All three usually mean paying the Stamp Duty surcharge until your old home sells.
What if the chain collapses?
If a buyer pulls out, don’t panic, and don’t let your mortgage offer lapse without a plan. Ask your lender whether the offer can be extended or moved to a new purchase. Consider whether bridging, renting short term or reducing the price makes sense. The earlier we know, the more options you have.
What about self-employed movers or credit problems?
If you have gone self-employed or had credit problems since you took your current mortgage, porting with your existing lender may be easier than moving lender, because it already knows your payment history. It will still reassess you. Specialist lenders consider self-employed income and past credit problems.
Building your next home?
If you plan to build rather than buy, the mortgage works differently, with money released in stages. See our self-build mortgage guide.
Frequently asked questions
Can I take my mortgage with me when I move?
Many mortgages are portable, but your lender must approve you and the new property again. Extra borrowing is usually on a separate rate.
Is it better to port or get a new mortgage?
It depends on your early repayment charge, your current rate and the rates available. Compare the total cost of both over the same period.
Do I pay an early repayment charge when I move?
You may if you repay your mortgage during the charge period. Porting, or a refund if the new mortgage completes in time, can avoid it.
How much Stamp Duty do home movers pay?
In England and Northern Ireland, standard rates: 0% to £125,000, 2% to £250,000 and 5% to £925,000. The 5% surcharge applies if you still own your old home when you buy.
Can I get a bigger mortgage when I move?
Yes, if you pass affordability checks. With porting, the extra is usually a separate product from your existing lender.
When should I get an agreement in principle?
Before you list your home or make an offer. It shows sellers you are ready and tells you your budget.
Can I buy a new home before selling mine?
Yes, with bridging, let-to-buy or by carrying two mortgages, if you can afford it. Each has costs and risks.
How long does a mortgage take when moving?
Often 2 to 6 weeks from application to offer, but the whole move usually takes several months because of the chain.
Speak to Option Finance about your move
Tell us about your current mortgage, your home and what you are looking for. We will tell you straight whether to port or start fresh, what you can borrow and what the move will cost.
Book a free initial consultation using the enquiry form below. See also our home mover mortgage advice, Stamp Duty guide and let-to-buy guide.
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Written and reviewed by Davi Thakar
Director & Senior Mortgage Broker
CeMAP Qualified Mortgage and Protection Adviser
Davi founded Option Finance with a vision to deliver transparent mortgage advice from a wide panel of lenders. With over 10 years in financial services, he specialises in complex cases including adverse credit, self-employed borrowers with limited trading history, and large buy-to-let portfolios. He works directly on complex cases and explains each option clearly.
Meet Davi Thakar
