Residential Mortgages

We start where the high street stops

As one of the UK’s leading specialist mortgage lenders, West One offers a comprehensive range of residential mortgage products to borrowers who are unable to obtain a high street mortgage. Such borrowers often have more complex circumstances and could be rejected by other lenders. But here at West One, you’ll find they are more likely to be accepted because of our personal approach to underwriting and willingness to understand their individual circumstances.

We help borrowers who are homemovers, first-time buyers and those looking to re-mortgage their existing home to improve their mortgage terms or raise capital for almost any legal purpose. Our borrowers' needs are often underserved by the high street, such as self-employed and older applicants. We understand that life is not always straightforward, which means we can consider applications from customers who have less than a perfect credit score.

We know how important it is to be able to talk through a case so you can find the right solution for your clients, which is why our dedicated broker support team are on hand to assist with any new enquiries you wish to discuss, supported by our office based team of highly experienced underwriters.

Product Guide   Useful Downloads

Let us help you get started

To talk to us about what we can do for you and your client or simply learn more about what West One has to offer, get in touch today.

Mortgages for most circumstances

We specialise in helping borrowers with complex circumstances to:

  • Move home or purchase their first property. 
  • Re-mortgage to improve their mortgage terms and/or capital raise, often for home improvements or debt consolidation. 
  • Release equity from a currently unencumbered home for almost any legal purpose.

With loan sizes from £25k to £1m, repayment terms of 5 – 40 years, fast track remortgage service and multiple product options, we can often help when others can’t. 

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Suitability

Our products are exclusively available through mortgage intermediaries to provide various submission routes for applications.

Our mortgages are ideal for borrowers who: 

  • Are first-time buyers
  • Are self-employed
  • Have less than a perfect credit score
  • Have complex income requirements
  • Are older borrowers

 

Our Product Range

Borrowers who have less than a perfect credit score needing higher loan to value

  • First Time Buyer, Remortgage and Homemover
  • Fast Track remortgage service provided by our in-house legal team
  • Up to 90% LTV Available, including First Time Buyers
  • Capital Raising for debt consolidation available up to 90% LTV
  • LTI of 5 times income considered subject to meeting eligibility
    requirements
  • Flexible loan sizes from £25,000 to £600,000
  • No credit scoring; each case is assessed on its merits
  • Minimum age 21 with the loan term ending by age 85
  • Available to employed, self-employed, contractors and retired applicants
  • Capital raising for most legal purposes acceptable, including Debt Consolidation, Home Improvements, and releasing equity to help get family members onto the property ladder
  • Terms from 5-40 years
  • Fixed rates and lifetime tracker products available 
  • Advising and arrangement fees can be disbursed directly to our introducing broker firm
  • Lender fee is excluded from LTV calculation capped at max of 90% LTV
  • Capital & Interest only up to 90% LTV
  • Employed, Self Employed, Contractors and Retired applicants (subject to minimum income requirements) 
  • Employed applicants accepted subject to a minimum of 3 months employment and not in a probationary period
  • Self Employed applicants accepted subject to a minimum of 2 years trading history 
  • Retired applicants accepted subject to them meeting minimum income threshold from private pension source
  • LTI's up to 5 times income as standard
  • Mortgage term can be taken up to applicants 85th birthday
  • Debts being consolidated are excluded from the affordability calculation 
  • Married applicants with mortgages in a sole name accepted
  • Automated expenditure assessment
  • Child-related benefits accepted for children up to the age of 12 (other benefits by referral)
  • State Pension accepted provided not primary income source
  • Family gifted deposits accepted
  • Non EEA applicants considered by referral 
  • England, Scotland and Wales
  • Minimum 12 months mortgage/ rental history (not required for first time buyers)
  • No secured arrears in the last 12 months, 1 in 24 accepted and account must be up to date
  • No unsatisfied CCJ's or unsatisfied defaults over £500 in the last 24 months
  • Unsecured arrears accepted provided that the account has not been subject to more than 1 months arrears at any point during the last 12 months on any item of unsecured credit and account is currently up to date
  • Unsecured credit with balances under £500, utility bills and communication suppliers not included for plan assessment purposes
  • Satisfied CCJ's & Satisfied Defaults 0 in 24 months over £500
  • No IVA/DMP/Bankruptcies or repossessions within the last 6 years
  • No payday loan activity within the last 24 months 
  • Utilities and comms suppliers not taken into account for plan assessment purpose
  • Borrowers whose credit score would prevent them from accessing mainstream mortgage lending
  • Borrowers who may need greater flexibility in obtaining higher LTV, for example, to fund home improvement projects or consolidate existing debt
  • Borrowers who are struggling to get a mortgage who have satisfied CCJ's and/or defaults under £500
  • Borrowers who are struggling to get a mortgage who have unsatisfied CCJ's or defaults under £500
  • Borrowers who are struggling to get a mortgage who have missed payments on utilities or comms supplier accounts
  • Older borrowers
  • Borrowers with more complex income
  • Borrowers with good credit profiles whilst still allowing for the occasional payment blip
  • First time buyers who are living with family or do not have a 12 month rental history
  • Self employed contractors and employed applicants working under an umbrella company
  • Borrowers where the speed of completion is important to them which may not be achievable via another lender
  • Applicants who are sole owners of the property who are married but want the mortgage only in their sole name are acceptable, subject to the non-owning occupier signing a consent form

Highlights:

  • 5-Year Fixed Rates from 6.99%
  • 2 Year Fixed Rates from 6.89%
  • Lifetime Tracker rates from +3.90% above BBR without ERC's
  • Up to 90% LTV product for first-time buyers, home movers & remortgage customers
  • Lender fee is excluded from LTV calculation capped at max of 90% LTV
  • Up to age 85 at the end of the loan term
  • Fast track remortgage service available
  • Automated Affordability Decisioning

Borrowers who have less than a perfect credit score and older borrowers

  • Purchase, Remortgage and Unencumbered
  • Fast Track remortgage service provided by our in-house legal team
  • Up to 80% LTV Available, including First Time Buyers
  • Capital Raising for debt consolidation available up to 80% LTV
  • LTI over 5 times incomes considered subject to meeting eligibility
    requirements
  • AVMs available for loan sizes up to £150,000 accepted subject to criteria
  • Flexible loan sizes from £25,000 to £1,500,000
  • No credit scoring; each case is assessed on its merits
  • Minimum age 21 with the loan term ending by age 85
  • Available to employed, self-employed, contractors and retired applicants
  • Interest Only up to 75% LTV subject to eligibility
  • Capital raising for most legal purposes acceptable, including Debt Consolidation, Home Improvements and releasing equity to help get family members onto the property ladder
  • Loan term 5-40 years
  • Fixed rates and lifetime tracker products available
  • Advising and arrangement fees can be disbursed directly to our introducing broker firm
  • Employed, Self Employed, Contractors and Retired applicants (subject to minimum income requirements)
  • Employed applicants accepted subject to a minimum of 3 months employment and not in a probationary period
  • Self Employed applicants accepted subject to a minimum of 2 years trading history
  • Retired applicants accepted subject to them meeting minimum income threshold from private pension source
  • LTI’s up to 5 times income as standard
  • LTI's over 5 times income available through our Prime Plus LTI Boost Product subject to eligibility
  • Mortgage term can be taken up to an applicants 85th birthday
  • Debts being consolidated are excluded from the affordability calculation
  • Married applicants with mortgages in a sole name accepted
  • Automated expenditure assessment
  • Child-related benefits accepted for children up to the age of 12 (other benefits by referral)
  • State Pension accepted
  • Non-standard construction but confirmed as mortgageable max 75% LTV subject to not being an 'Unacceptable' property type
  • Family gifted deposits accepted
  • Non EEA applicants considered by referral
  • England, Scotland and Wales
  • Minimum 12 months mortgage/rental history (not required for first time
    buyers)
  • No secured arrears in the last 12 months and account must be up to date
  • No unsatisfied CCJ's or unsatisfied defaults over £500 in the last 24 months
  • Unsecured arrears accepted provided that the account has not been subject to more than 1 months arrears at any point during the last 12 months on any item of unsecured credit and the account is currently up to date
  • Unsecured credit with balances under £500, utility bills and communication suppliers not included for plan assessment purposes
  • Satisfied CCJ’s & Satisfied Defaults are not taken into account for plan assessment purposes but explanations may be required
  • No IVA/DMP/Bankruptcies or repossessions within the last 6 years
  • No payday loan activity within the last 24 months
  • Utilities and comms suppliers not taken into account for plan assessment purpose
  • Borrowers whose credit score would prevent them from accessing mainstream mortgage lending
  • Borrowers who are struggling to get a mortgage who have satisfied CCJ's and/or defaults
  • Borrowers who are struggling to get a mortgage who have unsatisfied CCJ's or defaults under £500
  • Borrowers who are struggling to get a mortgage who have missed payments on utilities or comms supplier accounts
  • Older borrowers
  • Borrowers with more complex income
  • Borrowers with good credit profiles whilst still allowing for the occasional payment blip
  • Borrowers who are prevented from getting a mortgage as a result of LTI restrictions
  • First time buyers who are living with family or do not have a 12 month rental history
  • Borrowers who are unable to obtain a mortgage due to LTI restriction
  • Self employed contractors and employed applicants working under an umbrella company
  • Borrowers where the speed of completion is important to them which may not be achievable via another lender
  • Applicants who are sole owners of the property who are married but want the mortgage only in their sole name are acceptable, subject to the non-owning occupier signing a consent form directly to our introducing broker

Highlights:

  • 5-Year Fixed Rates from 5.97%
  • 2 Year Fixed Rates from 6.45%
  • Lifetime Tracker rates from +2.75% above BBR without ERC's
  • Up to 80% LTV product for first-time buyers, home movers, remortgage & unencumbered customers
  • Prime Plus LTI Boost Product offering LTI’s over 5.0 times income
  • Up to age 85 at the end of the loan term
  • Fast track remortgage service available
  • Automated Affordability Decisioning

Borrowers with less than a perfect credit score or who may have experienced some historical credit issues

  • Purchase, Remortgage and Unencumbered mortgages
  • Fast Track remortgage service provided by our in-house legal team
  • First Time Buyers, homemovers, purchase and capital raising remortgages up to 75% LTV
  • AVMs accepted subject to criteria
  • Flexible loan sizes from £25,000 to £1,000,000
  • No credit scoring, each case is assessed on its own merits
  • Minimum age 21 with the loan term ending by age 85
  • Available to employed, self-employed, contractors and retired applicants
  • Interest Only up to 75% LTV subject to criteria
  • Capital raising for most legal purposes acceptable, including Debt Consolidation, Home Improvements, Schools Fee's, Second Home Purchases and releasing equity to help get family members onto the property ladder
  • Terms from 5 - 40 years
  • Fixed rates and lifetime tracker products available
  • Advising and arrangement fees can be disbursed directly to our introducing broker firm
  • Satisfied CCJ's and Defaults ignored for plan selection purposes
  • Unsatisfied CCJ's and Defaults under £500 ignored for plan selection purposes
  • DMP's discharged over 2 years ago acceptable with a satisfactory explanation
  • Employed, Self Employed, Contractors and Retired applicants (subject to
    minimum income requirements)
  • Employed applicants accepted subject to a minimum of 3 months employment and not in a probationary period
  • Self Employed applicants accepted subject to a minimum trading history
    of 1 year
  • Retired applicants are accepted subject to them meeting the minimum income
    the threshold from private pension sources
  • LTI over 5 times income available through our Prime LTI Boost Product subject to eligibility
  • Mortgage term can be taken up to an applicants 85th birthday
  • Debts being consolidated are excluded from the affordability calculation
  • Automated expenditure assessment
  • Married applicants with mortgages in a sole name accepted
  • Child-related benefits are accepted for children up to the age of 12 (other
    benefits by referral
  • State Pension accepted
  • Non-standard construction but confirmed as mortgageable max 75% LTV subject to not being an 'Unacceptable' property type
  • Family gifted deposits accepted
  • Non EEA applicants considered by referral
  • England, Scotland and Wales
  • Minimum 12 months mortgage/rental history (not required for first time
    buyers)
  • No secured arrears in the last 12 months
  • No unsatisfied CCJ's or unsatisfied defaults over £500 in the last 12 months
  • Satisfied CCJ’s & Satisfied Defaults are not taken into account for plan
    assessment purposes but explanations may be required
  • Unsecured arrears permitted accompanied by a plausible explanation. Current unsecured arrears to be repaid from the loan proceeds
  • Unsecured credit with balances under £500, utility bills and communication suppliers not included for plan assessment purposes
  • No IVA, Bankruptcies or repossessions within the last 6 years
  • No payday loan activity within the last 24 months
  • Borrowers with less than a perfect credit score or who may have experienced some historical or more recent credit issues
  • Borrowers who may need greater flexibility in obtaining larger mortgage sizes, for example, to fund significant home improvement projects or purchase an investment property/holiday home
  • Self employed borrowers with a shorter trading history
  • Self employed contractors and employed applicants working under an umbrella company
  • Older borrowers
  • Borrowers who are unable to obtain a mortgage due to LTI restrictions
  • Borrowers where the speed of completion is important to them which may not be achievable via another lender
  • Applicants who are sole owners of the property who are married but want the mortgage only in their sole name are acceptable subject to the non-owning occupier signing a consent form
  • Borrowers whose credit score may have been adversely affected by a life event or a change in circumstances

Highlights

  • 5 Year Fixed Rates from 6.55%
  • 2 Year Fixed Rates from 6.99%
  • Lifetime Tracker rates from BBR +3.00%
  • Up to 75% LTV available including capital raising for debt consolidation
  • LTI's up to 5 times income as standard
  • Prime LTI Boost offering LTI's over 5.0 times income
  • Fast track remortgage service available
  • AVM's up to £75,000 for remortgage customers
  • Automated Affordability Decisioning

Borrowers with less than a perfect credit score or who may have experienced some historical or more recent credit issues

  • Purchase, Remortgage and Unencumbered mortgages
  • Fast Track remortgage service provided by our in-house legal team
  • AVMs are accepted subject to criteria
  • Flexible loan sizes from £25,000 to £750,000
  • No credit scoring; each case is assessed on its own merits
  • LTVs available to 75%
  • Terms from 5 - 40 years
  • Capital raising for most legal purposes acceptable, including Debt
    Consolidation, Home Improvements, Schools Fee's and Second Home
  • Purchases and releasing equity to help get family members onto the property lender
  • Products available for borrowers with CCJ's, defaults and current or recent DMP's
  • Minimum age 21 with the loan term ending by age 85
  • Fixed rates and lifetime tracker products available
  • Advising and arrangement fees can be disbursed directly to our introducing broker firm
  • Employed, Self Employed, Contractors and Retired applicants (subject to minimum income requirements)
  • Employed applicants accepted subject to a minimum of 3 months employment and not in a probationary period
  • Self Employed applicants accepted subject to a minimum trading history of 1 year
  • Retired applicants accepted subject to them meeting minimum income threshold from private pension sources
  • Maximum LTI 5.0
  • Current DMP's or DMP's that are discharged are acceptable with a satisfactory explanation
  • Automated expenditure assessment
  • Child-related benefits accepted for children up to the age of 12 (other benefits by referral)
  • State Pension accepted
  • Non-standard construction but confirmed as mortgageable max 75% LTV subject to not being an 'Unacceptable' property type
  • No IVA, Bankruptcies or repossessions within the last 6 years
  • Current or Discharged DMP's accepted with satisfactory explanation
  • England, Scotland and Wales
  • Minimum 12 months mortgage/rental history
  • Minimum 12 months mortgage history – 1 missed payment in the last 12 months (providing none in the last 3 months)
  • Up to 1 unsatisfied CCJ and 1 unsatisfied default over £500 in the last 12 months up to a maximum value of £1250 per CCJ and /or default
  • Unsecured arrears permitted in the last 12 months if accompanied by a plausible explanation
  • Satisfied CCJ's and Defaults ignored for plan selection purposes
  • Unsatisfied CCJ's and Defaults under £500 ignored for plan selection purposes
  • No IVA, Bankruptcies or repossessions within the last 6 years 
  • Unsecured credit with balances under £500, utility bills and communication
    suppliers not included for plan assessment purposes
  • Payday loans accepted accompanied by a satisfactory explanation providing no payday loan activity in the last 3 months
  • Borrowers with less than a perfect credit score or who may have experienced some historical or more recent credit issues
  • Borrowers who may find it more difficult to obtain a high street mortgage
  • Borrowers who may have been subject to a one-off lifetime event which have adversely impacted on their credit score
  • Borrowers where the speed of completion is important to them which may not be  achievable via another lender
  • Applicants who are sole owners of the property who are married but want the mortgage only in their sole name are acceptable subject to the non-owning occupier signing a consent form.
  • Family gifted deposits accepted
  • Non EEA applicants considered by referral

Highlights

  • 5 Year Fixed Rates from 7.99%
  • 2 Year Fixed Rates from 8.45%
  • Lifetime Tracker rates from BBR +3.75%
  • Up to 75% LTV available including capital raising for debt consolidation
  • Available to borrowers with current or recent DMP’s
  • Fast track remortgage service available
  • AVM's up to £60,000 for remortgage customers
  • Automated Affordability Decisioning

Borrowers looking to purchase their existing home under the Government's Right to Buy Scheme

  • Purchase only
  • Lower of 100% of discounted purchase price or 75% of the OMV
  • Flexible loan sizes from £25,000 to £50,000
  • Minimum age 21 with the loan term ending by age 85
  • Loan Term from 5-40 years
  • LTI of 5 times income considered subject to meeting eligibility requirements 
  • England and Isle of Wight Only
  • No credit scoring; each case is assessed on its merits
  • Fixed rate products available  
  • Council Flats accepted up to 4 stories with a minimum property value of £200,000 up to 65% LTV
  • Council flats 5 stories or more with a lift considered by referral 
  • Last 12 months rental payments required 
  • Capital & Interest only - Interest only not available 
  • Employed, Self Employed, Contractors and Retired applicants (subject to minimum income requirements)
  • Employed applicants accepted subject to a minimum of 3 months employment and not in a probationary period 
  • Retired applicants accepted subject to them meeting minimum income threshold from private pension source
  • LTI's up to 5 times income as standard 
  • Mortgage term can be taken up to an applicants 85th birthday
  • Automated expenditure assessment
  • Loans over £500,000 considered by referral
  • England and Isle of Wight only
  • Minimum 12 months rental history
  • 12 months rental history required showing all payments made on time and in full with no assistance from any form of housing benefit
  • No unsatisfied CCJ's or unsatisfied defaults over £500 in the last 24 months
  • Unsecured arrears accepted provided that the account has not been subject to more than 1 months arrears at any point during the last 12 months on any item of unsecured credit and the account is currently up to date
  • Unsecured credit with balances under £500, utility bills and communication suppliers not included for plan assessment purposes
  • Satisfied CCJ's & Satisfied Defaults are not taken into account for plan assessment purposes but explanations may be required
  • No IVA/DMP/Bankruptcies or repossessions within the last 6 years
  • No payday loan activity within the last 24 months
  • Utilities and comms suppliers not taken into account for plan assessment purpose
  • Borrowers looking to purchase their existing home under Goverment's Right to Buy Scheme
  • Borrowers whose credit score would prevent them from accessing mainstream Right to Buy lending
  • Borrowers who are struggling to get a Right to Buy Mortgage who have satisfied CCJ's and/or defaults
  • Borrowers who are struggling to get Right to Buy Mortgages who have unsatisfied CCJ's or defaults under £500
  • Borrowers who are struggling to get a Right to Buy Mortgage who have missed payments on utilities or comms supplier accounts
  • Older borrowers
  • Borrowers with more complex income
  • Borrowers with good credit profiles whilst still allowing for the occasional payment blip
  • Borrowers who are prevented from getting a Right to Buy Mortgages as a result of LTI restrictions

Highlights

  • 5 Year Fixed Rates from 6.85%
  • 2 Year Fixed Rates from 7.19%
  • Lower of 100% of discounted purchase price of 75% of the OMV
  • Up to age 85 at the end of the loan term 
  • Purchase only 
  • England and Isle of Wight only 
  • Max LTI 5.0 times income 
  • Automated Affordability Decisioning 

Borrowers looking to purchase a share of their property under the Government's Shared Ownership Scheme

  • Purchases and Remortgages
  • Up to 100% of shares being purchased up to a maximum of 75% of OMV
  • Minimum share 25% Maximum share 75%
  • Available for shared ownership schemes registered in England and Wales with the Homes Community Agency (Homes England) and the Welsh Assembly (Shared Ownership Wales)
  • No credit scoring; each case is assessed on its merits
  • Available to employed, self-employed, contractors and retired applicants
  • Flexible loan sizes from £25,000 to £500,000
  • Maximum LTI 5.0
  • Loan term 5-40 years
  • Minimum age 21 with the loan term ending by age 85 
  • Fixed rates available 
  • England, Wales and Isle of Wight only
  • Maximum lending is set at 100% of the share being purchased
  • Applicant's minimum share is set at 25%
  • Applicant's maximum share is limited to 75%
  • Capital & Interest only - Interest only not available 
  • Employed, Self-Employed, Contractors and Retired applicants (subject to minimum income requirements)
  • Employed applicants accepted subject to a minimum of 3 months employment and not in a probationary period
  • Retired applicants accepted subject to them meeting minimum income threshold from private pension source
  • Applicants must meet all government/ housing association eligibility criteria to qualify for the Shared Ownership purchase
  • Applicants must receive their own legal representation
  • Lease meets our requirements, including a Mortgage Protection Clause and the ability to staircase to 100%
  • Memorandum of Sale required for purchases
  • LTI's up to 5 times income as standard
  • Mortgage term can be taken up to an applicants 85th birthday 
  • Automated expenditure assessment 
  • Loans over £500,000 considered by referral 
  • England, Wales and Isle of Wight only
  • No unsatisfied CCJ's or unsatisfied defaults over £500 in the last 24 months
  • Unsecured arrears accepted provided that the account has not been subject to more than 1 month arrears at any point during the last 12 months on any item of unsecured credit and the account is currently up to date
  • Unsecured credit with balances under £500, utility bills and communication suppliers not included for plan assessment purposes
  • Satisfied CCJ's & Satisfied Defaults are not taken into account for plan assessment purposes but explanations may be required
  • No IVA/DMP/Bankruptcies or repossessions within the last 6 years
  • No payday loan activity within the last 24 months
  • Utilities and comms suppliers not taken into account for plan assessment purpose
  • Borrowers looking to purchase their existing home under Goverment's Shared Ownership Scheme
  • Borrowers whose credit score would prevent them from accessing mainstream Shared Ownership lending
  • Borrowers who are struggling to get a Shared Ownership Mortage who have satisfied CCJ's and/or defaults
  • Borrowers who are struggling to get Shared Ownership Mortgage who have unsatisfied CCJ's or defaults under £500
  • Borrowers who are struggling to get a Shared Ownership Mortgage who have missed payments on utilities or comms supplier accounts
  • Older borrowers
  • Borrowers with more complex income
  • Borrowers with good credit profiles whilst still allowing for the occasional payment blip
  • Borrowers who are prevented from getting a Shared Ownership Mortgages as a result of LTI restrictions

Highlights

  • 5 Year Fixed Rates from 6.45%
  • 2 Year Fixed Rates from 6.89%
  • Up to 100% of shares being purchased up to a maximum of 75% of OMV
  • Minimum share 25%/Maximum share 75%
  • Up to age 85 at the end of the loan term 
  • Purchase and Remortgage 
  • England, Wales and Isle of Wight only
  • Max LTI 5.0 times income
  • Automated Affordability Decisioning

Become an Introducer

Introduce business to West One

If you would like to discuss a case, register as an introducer or learn more about what West One has to offer, simply complete the short enquiry form below and a member of our broker support team will get in touch.

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Meet the Residential Mortgages Team

Marie Grundy

Managing Director, Residential Mortgages & Second Charges

marie.grundy@westoneloans.co.uk +44 (0)333 123 4556

Paul Huxter

Head of Intermediary Sales and Distribution

paul.huxter@westoneloans.co.uk +44 (0)7572 167 174

Pauline Rylands

Head of Specialist Distribution

pauline.rylands@westoneloans.co.uk +44 (0)7810 293 964

Steve Mannakee

National Account Manager

steve.mannakee@westoneloans.co.uk +44 (0)739 2091 019

Georgia Varley

Telephone Business Development Manager

georgia.varley@westoneloans.co.uk +44 (0)208 736 2306

James Lovelace

Telephone Business Development Manager

james.lovelace@westoneloans.co.uk +44 (0)208 736 2214

Broker Support

Broker Support, Residential Mortgages & Second Charges

brokersupport@westoneloans.co.uk +44 (0)333 123 4556