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Sometimes—but you do not simply carry the old mortgage to the next house. A portable mortgage usually means applying for a new mortgage on your replacement property and asking the lender to keep your existing product or interest rate for all or part of the borrowing. The lender must approve that application, reassess affordability and the property, and apply the conditions in your mortgage offer.
Porting can preserve a valuable deal, but it is not automatically the cheapest or safest option. The correct comparison includes any early repayment charge (ERC), fees, extra borrowing, remaining fixed period, valuation and legal costs, and the lender’s deadlines.
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What “porting” a mortgage actually means
When you sell, the existing mortgage is normally repaid against the sale proceeds. You then apply for a new mortgage on the property you are buying. If the lender accepts the application, it may let you use the same mortgage product or rate on the new loan, subject to its current rules.
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Bank of Ireland UK describes a similar arrangement: the existing mortgage account closes and a new account opens at the same rate where the lender agrees to port it. The exact legal and financial mechanics depend on your lender, mortgage offer and country.
When a lender can refuse portability
Portability is a feature of a mortgage contract, not an unconditional right. Even if your original deal was advertised as portable, the lender can require a fresh assessment before approving the replacement loan.
Affordability and financial circumstances
The lender may recheck income, expenditure, employment, debts, credit information and other household-finance changes. A lower income, new borrowing or a changed family situation can affect the result. Nationwide identifies current lending criteria and changes to household finances as factors in a move; see its published criteria and process.
If higher payments or a failed affordability assessment create financial pressure, contact the lender early rather than waiting for missed payments. The Financial Conduct Authority explains the support that may be available to borrowers facing mortgage-cost problems: FCA mortgage support information.
Loan-to-value and the new property
The lender will examine the new loan-to-value (LTV), the property’s valuation and whether the home is acceptable security. A move to a property with a different construction, condition, lease arrangement or valuation can trigger extra questions or a decline. HSBC, for example, requires a new application, affordability approval, and property-lending and valuation approval; its process is lender-specific rather than a universal rule: HSBC’s porting process.
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The product’s own terms
Your offer may restrict which borrowers can port, the type of property allowed, the amount that can be carried, or how long you have to complete the sale and purchase. The written offer and the lender’s current terms control—not a general statement that the mortgage is “portable.”
How the porting process works
- Check the offer and ask for a redemption statement. Confirm whether your deal is portable, the balance that can be carried, the rate’s expiry date, ERC bands, and any completion deadline. Ask the lender how it calculates a charge if you borrow less.
- Tell the lender before committing to the move. Explain the sale price, target purchase price, expected dates and whether you need additional borrowing. The lender can indicate whether the transaction is structurally possible before you incur avoidable costs.
- Submit a new mortgage application. Supply up-to-date income, expenditure and supporting documents. Treat this as a new underwriting exercise, even if your payment history is perfect.
- Provide details for valuation and property checks. The lender must be satisfied with the new home as security and with the resulting LTV.
- Agree the borrowing structure. The lender will state how much can use the existing product, what rate applies to any top-up, and whether the terms or expiry date change.
- Coordinate completion dates. Your solicitor or conveyancer, estate agent and lender must meet the lender’s timing rules. A delayed purchase can affect the rate or an ERC refund.
- Read the new offer before exchange. Check the loan amount, rate, term, fees, ERC schedule, repayment method and any conditions. Do not rely on a verbal indication that portability will be available.
If the new home costs more
A higher purchase price usually means you need more borrowing than the balance on the old mortgage. Lenders handle this in different ways.
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Bank of Ireland UK gives an example in which the amount ported and the additional borrowing are separate parts. The extra amount can be placed on another rate and is subject to a fresh affordability review. The lender’s explanation is at Bank of Ireland UK’s moving-home guidance.
Blended or “blend and extend” pricing
Some Canadian portability contracts may combine the existing rate with a rate for the extra borrowing, sometimes described as a blended or “blend and extend” arrangement. The BC Financial Services Authority’s 2023 broker-training material describes these as possible contractual options, alongside requalification and a review of the new property: BCFSA portability material. This Canadian description must not be assumed to apply to a UK mortgage.
Ask for the rate, term, fees and repayment rules for each portion. A low rate on the ported balance can be outweighed by an expensive top-up if the additional amount is large or runs for a long period.
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If the new home costs less
When the replacement mortgage is smaller, you may be unable to carry the entire old balance. The lender can charge an ERC on the portion that is repaid rather than ported, depending on the contract.
HSBC describes a charge based on the amount of lending not taken to the new property. Bank of Ireland UK also gives a lender-specific example based on the difference between the old and new borrowing. These examples show why you need a written calculation for your own account, not a promise that porting removes every charge.
ERCs, rate expiry and completion deadlines
Porting may avoid an ERC on the balance that moves, but the result depends on timing and the amount ported. Lenders publish different rules, so put the relevant dates in writing before you exchange contracts.
| Lender guidance | Timing or refund condition described | What it means for a borrower |
|---|---|---|
| Bank of Ireland UK | The new mortgage can start on the same day as the sale, or in specified circumstances an ERC refund may apply when the new mortgage starts within three months. Its guidance says the rate is lost and the refund does not apply if the move takes longer. | A delayed purchase can change both the rate and whether a refund is available. |
| HSBC UK | Its published process refers to a six-month window and conditions including borrowing the same closing balance at the same rate and expiry date for a full refund. | The required balance, rate, expiry date and deadline must all be checked against your offer. |
These are illustrations of lender-specific policies, not industry-wide deadlines. A sale and purchase that do not complete together can create bridging, temporary-rate or refund issues; ask the lender what happens if either transaction is delayed or falls through.
Costs to include in the comparison
Compare the whole cost of moving, not just the interest rate shown in an illustration. Potential items include:
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- an ERC on any balance that is not ported;
- lender or product-arrangement fees;
- mortgage release or account-closing charges;
- valuation fees for the new property;
- legal or solicitor costs;
- stamp duty or the equivalent property-transfer tax in your jurisdiction; and
- interest or fees caused by a timing gap between sale and purchase.
Which? advises comparing exit, arrangement and valuation costs as well as rates and warns that porting can cost more than remortgaging: Which?’s mortgage-porting explanation. Bank of Ireland UK also lists solicitor fees, valuation costs and applicable stamp duty alongside mortgage fees.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Porting versus taking a completely new deal
Evaluate both routes over the period that matters to you—for example, until the current fixed period ends or until you expect to move again.
| Comparison point | Questions to answer |
|---|---|
| Total cost | What are the interest payments, ERC, arrangement fee, valuation, legal and other transaction costs under each option? |
| Eligibility | Will your current income, expenditure, credit position and the new LTV pass the lender’s assessment? |
| Borrowing structure | How much can retain the existing deal, and what rate, term and fees apply to any extra borrowing? |
| Timing and certainty | What are the completion window, rate-expiry date and consequences if sale and purchase dates do not align? |
| Product fit | Do the old deal’s remaining term, repayment flexibility and other features still suit the new loan? |
| Alternative deal | Would a new mortgage provide a lower total cost or better terms after all fees and any ERC are included? |
A ported rate that looks attractive can still be poor value if only a small portion of the new loan qualifies, the top-up is expensive, or the remaining term no longer matches your plans. Conversely, replacing the mortgage can be costly when an ERC is high and the existing deal has a substantial period left.
A practical decision checklist
- Obtain the current balance, ERC schedule, rate-expiry date and portability wording from the lender.
- Ask for a written illustration showing the ported amount, any top-up, rates, terms and every fee.
- Get the lender’s valuation and LTV requirements for the intended property.
- Confirm the latest acceptable completion date and what happens if the transaction is delayed.
- Calculate the cost of repaying any unported balance.
- Compare the same borrowing against at least one suitable new-deal option, using the same term and repayment assumptions.
- Check whether the existing product’s features—such as overpayment rules or fixed-rate end date—remain useful.
- Use an independent mortgage adviser if the calculations involve multiple loan parts, a large top-up or uncertain eligibility.
Common mistakes and how to avoid them
Assuming “portable” means guaranteed
It does not. A new application, affordability review and property approval can still be required. Treat portability as an option subject to underwriting.
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Comparing rates without fees
The headline rate excludes some or all of the ERC, arrangement, valuation, legal and property-transfer costs. Put every cash cost into one comparison period.
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Ignoring the unported balance
If you downsize, the difference between the old balance and the new loan can attract an ERC. Request the lender’s calculation before deciding on the purchase price.
Missing a lender deadline
Completion windows and refund rules differ. A three-month rule in one lender’s guidance cannot be substituted for a six-month rule elsewhere; use the dates in your own offer.
Focusing only on the existing rate
For an upsizing move, the cost of the additional borrowing may determine the result. Compare each loan part separately and then assess the combined payment.
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Country and jurisdiction limits
The lender examples above are primarily from the UK. They illustrate how UK providers may structure a move, but they do not create a standard rule for every UK mortgage.
The BCFSA source is Canadian broker-training material. It discusses portability clauses, requalification, security review, blended rates, repayment of an excess balance and completion windows that vary by contract. Canadian terminology and contract practice should not be applied automatically to a UK or other-country loan.
No country-wide conclusion about US mortgage portability follows from these sources. Borrowers outside the UK should read their own loan documents and obtain advice governed by the relevant local rules.
Who should make the final call?
Your lender’s written offer is decisive for the individual transaction. Contact the lender as soon as you know you may move, and ask for a redemption statement and a porting illustration before committing to dates or a purchase price. An independent mortgage broker can help compare porting with a new deal when extra borrowing, ERCs, changing affordability or multiple completion dates make the calculation difficult.
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