Let to Buy Mortgage Advice: Move Home Without Selling Your Property

A let to buy mortgage is a solution that allows you to move to a new home without selling your existing one. Instead of selling, you convert your current residential mortgage to a buy-to-let mortgage, rent your property out to tenants, and then take out a new residential mortgage on the home you want to live in.

The result is that you own two properties simultaneously: one you live in and one you let out. The rental income from the first property helps to cover its mortgage payments, and any equity you have built up in it can often be released to contribute towards the deposit on your new home.

At J Finance, we advise on both the let to buy mortgage on your existing property and the new residential mortgage on your next home, coordinating both applications to ensure the timing works smoothly.

Let to Buy vs Buy to Let: What Is the Difference?

These two terms are often confused but they describe quite different situations. Let to buy applications involve two simultaneous mortgages being arranged in coordination, which makes working with an experienced adviser particularly important.

Buy to Let

Refers to purchasing a property specifically as an investment to rent out. You do not live in the property and it is not your main residence.

Let to Buy

Refers to a homeowner who already owns and lives in a property deciding to rent it out while moving to a new home to live in. It combines moving home with becoming a landlord at the same time, using the existing property as a rental rather than selling it.

Why Do People Choose Let to Buy?

There are several common reasons homeowners choose a let to buy arrangement rather than simply selling their existing property:

Retaining a Property Expected to Grow in Value

Some homeowners are reluctant to sell a property they believe will continue to increase in value. Let to buy allows them to hold onto it as a long-term investment while still moving to a new home.

Avoiding a Slow or Uncertain Market

If the property market is slow and achieving a good sale price is difficult, let to buy allows you to move without being forced to accept a lower offer than you would like, and revisit the sale when conditions improve.

Generating Rental Income

Rental income can help cover the mortgage payments and, where the yield is strong enough, may generate a surplus, though rental income is taxable and there are ongoing costs to account for.

Moving Without a Permanent Commitment to Sell

For those relocating temporarily for work, or uncertain about their long-term plans, let to buy provides flexibility to move and settle into a new area while keeping options open on the original property.

How Does Let to Buy Work?

The let to buy process involves two mortgage applications running in parallel:

1
Converting Your Existing Mortgage Your current residential mortgage must be converted to a buy-to-let mortgage with your existing lender, or refinanced onto a buy-to-let product with a new lender, since standard residential mortgages do not permit renting to tenants. The lender will assess the rental income the property can achieve and your overall affordability.
2
Releasing Equity for Your New Deposit If you have built up equity in your current property, you may be able to release some of it when switching to a buy-to-let mortgage, to use as part or all of the deposit for your new purchase. The amount available depends on property value, outstanding balance, and the lender's maximum LTV.
3
Applying for a New Residential Mortgage Simultaneously, you apply for a new residential mortgage on the property you intend to move into. Some lenders factor the expected rental income from the let property into their affordability calculation, while others assess both mortgages purely on your personal income.
4
Completion Both mortgages complete, your existing property is let to tenants, and you move into your new home. From this point you have the responsibilities of both a homeowner and a landlord.

Key Considerations Before Choosing Let to Buy

Affordability of Two Mortgages

Lenders will assess whether you can afford both mortgages, even accounting for rental income. Stress-test your finances against void periods, repair bills, or a change in income before committing.

Equity Requirements

Most buy-to-let lenders require a minimum of 25% equity in the let property. If your equity is below this level, switching may not be possible without a capital repayment to bring the balance down.

Rental Income Assessment

Lenders typically require the projected monthly rent to cover between 125% and 145% of the monthly interest payment on the buy-to-let mortgage. If local rents do not support this, the application may not be viable.

Stamp Duty

Owning two properties simultaneously means you will be subject to the additional Stamp Duty Land Tax surcharge for second properties. Speak with your solicitor about the exact amount payable on your purchase.

Tax on Rental Income

Rental income is subject to income tax, and individual landlords can no longer deduct mortgage interest directly from rental income, receiving a basic rate tax credit instead. We strongly recommend taking accountancy advice alongside your mortgage advice.

Landlord Responsibilities

Once your property is rented out, you take on the legal responsibilities of a landlord, including safety regulations, managing tenants, maintenance, disputes, and tenancy legislation, which carry ongoing time and financial commitments.

Tips Before Proceeding with Let to Buy

  • Check your existing mortgage terms carefully. If you are mid-way through a fixed-rate deal, switching to a buy-to-let product may trigger early repayment charges. Calculate whether these costs are justified by the benefits.
  • Research local rental values before committing. Speak with local letting agents to get a realistic picture of achievable rents, since the rental income needs to meet the lender's stress test.
  • Calculate your equity position. Work out the current value of your property and subtract the outstanding mortgage to establish how much equity is available.
  • Factor in all the costs. Include the additional Stamp Duty surcharge, letting agent fees, landlord insurance, maintenance costs, and void periods in your financial planning.
  • Take tax advice before proceeding. An accountant can help you understand the net return after tax and whether a personal or limited company structure might be more appropriate.
  • Plan for void periods. Do not assume your property will always be tenanted, and ensure your finances can sustain both mortgage payments in the interim.

Get Started with J Finance

Let to buy is a specialist area that requires careful coordination of two mortgage applications and a thorough understanding of the affordability, tax, and legal landscape. Our advisers manage both sides of the arrangement, ensuring the applications are structured correctly and submitted in the right sequence to avoid delays or complications. We work with clients across the UK, with advisers based in Berkshire, Oxfordshire, Hertfordshire, Bedfordshire, Derbyshire, and London, as well as serving clients remotely nationwide. To arrange a no-obligation conversation, call us on 01635 521300 or email contact@jfinance.co.uk.