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1Clear out junk files and repair common Windows errors2Scan for outdated or missing drivers - takes under a minute3Repair Windows errors before they cause bigger problemsThe cheapest-looking mortgage is not always the cheapest mortgage. To compare deals properly, put each offer on the same borrowing amount, repayment basis, loan-to-value and realistic time horizon, then assess the initial rate, fees, APRC, total amount payable, reversion rate, early-repayment charges and flexibility. For a remortgage, add the costs of leaving your current loan. The lender’s mortgage illustration is the document to use; a comparison-site result is only a shortlist.
What to compare on every mortgage illustration
A mortgage illustration sets out the assumptions and costs behind a specific offer. Read the current illustration rather than relying on an advert, a rate table or a remembered quote. Offers can differ because of your loan-to-value, income, property, credit history, term and application date.
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| Comparison point | What to check | Why it matters |
|---|---|---|
| Amount borrowed | Is the loan amount identical in each illustration? | A different advance changes every payment and total-cost figure. |
| Repayment basis | Check whether the loan is repayment or interest-only, and whether the payment schedule matches. | Two offers cannot be compared fairly if one repays capital and the other does not. |
| Initial rate | Record the rate and whether it is fixed, discounted, tracker or another variable rate. | This controls the starting payment, but not necessarily the cheapest overall cost. |
| Deal period | Note how long the initial rate lasts. | A two-year and a five-year deal expose you to refinancing at different times. |
| Reversion rate | Find the rate that applies when the initial deal ends, often the lender’s standard variable rate. | Your payment can rise sharply if you do not arrange a new deal. |
| APRC | Read the annual percentage rate of charge and its assumptions. | It incorporates relevant charges and gives an indicative annualised comparison over the assumed mortgage life. |
| Total amount payable | Check the total shown for the assumed term. | It reveals the long-run effect of interest and charges, subject to the illustration’s assumptions. |
| Fees | List product or arrangement fees, valuation, legal, booking, account and other mortgage-related charges. | A small rate advantage can be outweighed by a large fee. |
| Rate-change effect | Read the illustration’s examples of how payments change if a variable rate rises or falls. | This tests affordability rather than just today’s payment. |
| Flexibility | Check overpayment limits, portability and early repayment charges (ERCs). | Restrictions can be expensive if you move, refinance or repay early. |
Compare like with like. Keep the borrowing amount, term, repayment type and loan-to-value consistent wherever possible. If one illustration uses a different term or loan size, ask the lender or adviser to produce a matching calculation before deciding.
Why the headline rate can mislead
The initial rate applies only for the stated deal period and says nothing by itself about fees, the payment after that period or the cost of leaving early. A lower rate can therefore be more expensive over the period you expect to keep the mortgage.
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A worked fee example
MoneyHelper’s illustrative remortgage example compares a £200,000 repayment mortgage over 20 years. Option 1 has a 4.5% rate and no product fee. Option 2 has a lower 4.4% rate but a £2,000 arrangement fee added to the mortgage. In that example, option 1 has monthly repayments of £1,256 and a total cost of £303,572; option 2 has monthly repayments of £1,267 and a total cost of £304,102.
MoneyHelper explains the result this way: “But even though option 2 has the lowest interest rate, the arrangement fee added to the mortgage means your monthly repayments and overall costs are higher than option 1.” These figures are an illustration, not current market rates or a forecast for your mortgage. Your result changes with the loan size, term, fee treatment and rate.
How a fee added to the loan changes the maths
If you add a £2,000 fee to the mortgage, you borrow that £2,000 and pay interest on it. The fee can also increase the loan-to-value band if it pushes the balance near a lender’s threshold. Ask for two figures where possible: the cost if you pay the fee upfront and the cost if it is added to the loan.
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APRC expresses the mortgage’s annual cost over an assumed lifetime, including relevant charges. MoneyHelper says: “Always compare the Annual Percentage Rate of Charge (APRC) to see which deal is best.” That is useful as a cross-check, not a personalised prediction.
What APRC assumes
The calculation generally assumes the mortgage continues for its full term and that the stated assumptions about rates and charges apply. Your actual cost can be different if you sell the property, refinance when the initial deal ends, make overpayments, repay early or experience different variable rates.
How to make APRC useful
- Read the assumptions beside the APRC. Note the term, rate assumptions, fees and any conditions used in the calculation.
- Compare the same loan structure. APRCs are more meaningful when the amount, term, repayment basis and loan-to-value are aligned.
- Match the time horizon to your plan. If you expect to move or remortgage in two years, calculate the cost to that point instead of relying only on a full-term APRC.
- Use the total amount payable as a second check. It provides a pounds-and-pence figure for the illustration’s assumed term.
APRC can highlight a deal with substantial charges, but it cannot know your future decision to move, refinance or repay. A deal with a slightly higher APRC may still suit someone who values a short fixed period, low ERCs or easier overpayments.
Check what happens after the introductory deal
Fixed-rate mortgages
A fixed rate keeps the interest rate stable for the stated deal period. Your scheduled payment should therefore remain stable during that period, assuming the balance and repayment terms do not change. When the fix ends, the mortgage normally moves to the lender’s reversion rate unless you arrange another product.
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Discounted and tracker mortgages
A variable product can change during its term, so payments can rise or fall. The illustration should show the rate mechanism and examples of payment changes. Check whether the rate follows a reference rate, whether the lender can change it under the contract and how quickly your payment could increase.
Stress-test the reversion payment
Write down three payments: the initial payment, the payment at the stated reversion rate and a higher-rate scenario shown in the illustration. Confirm that the higher figure would remain affordable after allowing for energy, insurance, childcare, tax, maintenance and other commitments. A low initial payment is not a safe deal if the later payment would force you to borrow more or miss essentials.
Price flexibility: ERCs, overpayments and portability
Early repayment charges
An ERC can apply if you repay the mortgage, refinance, sell the property or make overpayments above the permitted limit during a specified period. Check:
- the dates on which the charge applies;
- the percentage or formula used to calculate it;
- the maximum cash amount at each stage; and
- whether the charge reduces or disappears as the deal progresses.
For a borrower who may move or switch before the deal ends, a low or absent ERC can have real value. Calculate the fee at the point you might leave and include it in the comparison. Do not assume that a five-year fix is cheaper simply because its initial rate is lower; the cost of exiting in year two may change the result.
Overpayment rules
Check how much you can overpay each year without a charge, whether the allowance is based on the original balance or the balance at the time, and whether a minimum payment applies. Find out whether regular overpayments reduce the term, reduce future payments or require an instruction from you. If you expect a bonus, inheritance or irregular income, these rules may matter more than a small difference in the initial rate.
Portability
A portable mortgage may allow you to take the product to a new property, but portability is not automatic. You normally still need to pass the lender’s affordability and property checks, and borrowing more can be priced under a different product. Ask what happens if your new home is cheaper, more expensive or purchased while the original deal is still running. Treat portability as a feature with conditions, not a guarantee that you can move without cost.
Remortgage comparison: include the cost of leaving
A remortgage comparison must include charges on the existing loan as well as costs for the new one.
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Costs on the current mortgage
- Any ERC payable on the date you would repay.
- An exit or administration charge, if shown in your current terms.
- Interest or other amounts due up to the redemption date.
Costs on the new mortgage
- Product or arrangement fee.
- Valuation and legal costs, including whether the lender covers them or offers a restricted service.
- Booking, transfer or account charges listed in the illustration.
- Any adviser fee.
Calculate the switching cost as a single figure, then compare it with the interest and payment savings over the period you realistically expect to keep the new deal. A deal that saves £80 a month but costs £3,000 to switch takes much longer to break even than one with the same rate and no fee.
Ask how an adviser is paid
An adviser may charge you a fee, receive commission from a lender, or do both. Ask what service is included, when any fee is payable, whether it is refundable if the application fails and how the adviser searches the market. The cheapest advice arrangement is not automatically the best; understand the scope and payment before proceeding.
A practical, repeatable comparison process
- Gather the right documents. Obtain the current mortgage statement, redemption figure, latest illustration for each new offer and any separate fee schedule.
- Set one comparison basis. Use the same balance, repayment type, term and loan-to-value. Record the date and assumptions because rates and product availability change.
- Record the initial deal. Write down the rate, fixed or variable status, deal length and starting payment.
- Add every fee. Separate fees paid upfront from fees added to the loan. Include current-loan ERCs for a remortgage.
- Read the end-of-deal terms. Record the reversion rate, the payment at that rate and the illustration’s rate-change examples.
- Calculate your realistic holding period. Use the date you expect to move, refinance or make a major repayment. If uncertain, calculate more than one period, such as two years and the full initial deal.
- Price flexibility. Note ERCs, overpayment limits, portability conditions and any restrictions on payment changes.
- Compare pounds, not just percentages. Calculate payments and total cost to each realistic horizon, then use APRC and full-term totals as cross-checks.
- Verify the final terms. Confirm the selected product’s illustration, eligibility, fees and expiry date with the lender or adviser before applying.
Using comparison websites and calculators safely
Comparison websites can help you see the range of products and create a shortlist. Different sites may return different results because they use different panels, filters, update times and eligibility assumptions. A result on one site is not proof that it is available to you or that it is the cheapest after fees.
Use a site to identify candidates, then open the lender’s current illustration and check the full terms. Re-enter the same borrowing amount, term and loan-to-value in any calculator. If the calculator does not show fees, ERCs, the reversion rate or the period after the initial deal, it cannot answer the whole comparison question.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Common comparison mistakes and how to correct them
Choosing the lowest initial rate
Problem: The rate ignores fees, the deal period and the later payment.
Correction: Compare cost to your likely exit or remortgage date, including fees and ERCs.
Comparing different loan terms
Problem: A longer term can reduce the monthly payment while increasing total interest.
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Correction: Compare matching terms first, then model the payment and total-cost effect of changing the term separately.
Ignoring a fee added to the mortgage
Problem: The fee becomes part of the balance and accrues interest.
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Random freezes, missing sound and display glitches usually trace back to one bad driver. Find and replace yours safely.Free scan · under a minuteCorrection: Request calculations for paying the fee upfront and adding it to the loan.
Treating APRC as a personal forecast
Problem: APRC assumes the mortgage continues under stated assumptions for its full term.
Correction: Use the APRC as an indicative cross-check and calculate the period you actually expect to keep the loan.
Forgetting the reversion rate
Problem: The payment may rise when the initial deal ends.
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Correction: Record the reversion payment and set a reminder well before the deal expires.
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Leaving out flexibility
Problem: An ERC or low overpayment allowance can make a deal unsuitable for your plans.
Correction: Match the contract to likely moves, refinancing, lump-sum payments and changes in income.
How to decide when two deals are close
When two offers have similar costs, choose by risk and fit rather than by a tiny rate difference. A shorter fix may suit someone expecting to move or refinance; a longer fix may suit someone who values payment certainty and can accept the ERC. A product with a higher initial rate but no fee may be better for a small loan or a short holding period, while a fee-paying product can become more competitive on a larger balance or longer period. These are decision principles, not universal outcomes: use your own illustration and horizon.
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Write down the assumptions behind your choice: balance, term, loan-to-value, expected holding period, fee treatment, expected overpayments and the maximum payment you could afford. If changing any assumption reverses the result, the offers are close enough that flexibility and certainty should decide.
When professional help is worthwhile
Consider a qualified mortgage adviser if your income is irregular, your borrowing is complex, you are close to a loan-to-value threshold, you need a specialist property type, or you cannot interpret the illustrations. Ask whether the adviser searches the whole market or a defined lender panel, what the advice fee is, and whether lender commission is received.
You can also contact lenders directly. Whichever route you use, request the current illustration and keep a copy of the assumptions. No adviser, calculator or comparison site can remove the need to check the contract’s fees, rate changes and exit terms.
Quick Recap
A final checklist before applying
- Same borrowing amount, repayment type, term and loan-to-value used for each offer.
- Initial rate and deal length recorded.
- Reversion rate and higher-payment example understood.
- APRC and total amount payable read with their assumptions.
- Every fee identified, including whether it is paid upfront or added to the balance.
- Current-loan ERC and other redemption costs included for a remortgage.
- ERC dates, formulas and maximum cash amounts checked.
- Overpayment allowance and portability conditions fit your plans.
- Expected holding period and break-even point calculated.
- Final product availability, eligibility and illustration verified before submission.
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