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When a UK residential fixed-rate mortgage deal ends, the mortgage normally continues automatically, but its interest rate changes to the lender’s reversion rate. That is often the lender’s standard variable rate (SVR), although your contract may specify a different rate. Unless you arrange another product, your payments will be calculated using that reversion rate from the date the fixed period expires.
The reversion rate is commonly higher than the introductory fixed rate, but the size of any payment change depends on your lender, outstanding balance, remaining term and whether the mortgage is repayment or interest-only. Check your mortgage offer for the exact end date and rate, then compare a product transfer with your current lender against a remortgage elsewhere.
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What changes when the fixed period expires?
The mortgage usually moves automatically to a reversion rate
You do not normally lose the mortgage or have to repay the balance in full when the fixed deal ends. If you take no action, the lender applies the contractual reversion rate automatically. The Financial Conduct Authority (FCA) describes this outcome as an automatic move to the lender’s reversion rate when the initial interest-rate period ends.
An SVR is the most common type of reversion rate. It is set by the lender, can change at any time and is usually higher than that lender’s other mortgage products. However, “reversion rate” is a contractual term, not a guarantee that your rate will be an SVR. Read the mortgage offer or ask the lender to confirm the precise rate, how it can change and the date it will start.
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The payment may rise, but not by a fixed amount for everyone
A higher rate does not translate into one standard increase. Your lender recalculates the interest and, for a repayment mortgage, the capital-and-interest instalment using your remaining balance and term. Someone with a small balance or only a short period left may see a smaller cash increase than someone with a large balance and many years remaining. An interest-only borrower’s payment is driven primarily by the interest rate because the capital is not being repaid through the monthly instalment.
The fixed-rate deal is not the same as the mortgage term
A two-year or five-year fixed period is only the introductory pricing period. The mortgage itself may have decades left. At the end of the fixed period, the loan normally remains in place unless you replace it, repay it or sell the property. A new fixed or tracker product can therefore be arranged without starting a completely new mortgage term, although a remortgage lender may offer different term choices.
Your three routes after a fixed deal
| Route | What happens | Checks and costs to examine |
|---|---|---|
| Remain on the reversion rate | The existing mortgage continues at the lender’s contractual reversion rate, often an SVR. | Current rate, how often it can change, monthly payment, and whether you can leave or overpay without restrictions. |
| Product transfer | You switch to a new product offered by your existing lender. | New rate, product fee, eligibility, start date and whether any extra borrowing changes the assessment. |
| Remortgage | You replace the mortgage with a different lender. | New rate, product fee, legal, valuation and administration costs, affordability assessment and any early repayment charge on the current loan. |
Remain on the reversion rate
Doing nothing is the simplest route and may be sensible for a very short period, a small remaining balance or a borrower who values flexibility. It is not automatically the cheapest option. Because the lender sets an SVR and can change it, your payment can move later even if you do not change anything. Check whether the mortgage permits overpayments or a later switch without a charge.
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Take a product transfer with the same lender
A product transfer replaces the expired deal with another product from your existing lender. It can be operationally simpler because the lender already holds the mortgage, valuation information and account history. The FCA says a borrower who is up to date with payments should generally be able to switch with the same lender without an affordability check, unless they want to borrow more, subject to exceptions and lender-specific eligibility rules. “Generally” is important: ask exactly what checks apply to your circumstances.
Request the available products, all fees and the earliest permitted start date. A transfer can still have a product fee, and the lowest advertised rate is not necessarily the lowest total cost.
Remortgage to another lender
A remortgage replaces the current mortgage with a new lender’s product. It may provide a different rate, term or features, but the new lender will usually assess affordability. Compare the full switching cost, including legal, valuation and administration charges, rather than comparing rates alone. If the new mortgage completes before the old fixed period has ended, an early repayment charge (ERC) may apply under your existing contract.
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Compare the total cost, not just the rate
Include every cost of changing
For each option, calculate the cost over the period you expect to keep the deal. Include the interest, any product fee, legal cost, valuation cost and administration charge. If a fee is added to the mortgage rather than paid upfront, include the interest charged on that fee as well. Include an ERC if you would leave before the existing fixed period expires; the amount and the dates on which it applies are set by your mortgage contract.
A lower rate can cost more overall when it carries a large fee. MoneyHelper uses an illustrative example based on a £200,000 mortgage over 20 years to show how a lower-rate product with a fee can be more expensive than a higher-rate, fee-free product. Those figures are a worked scenario, not a typical UK rate or a forecast. The practical test is to compare the total pounds payable during your expected holding period.
Match the calculation to your balance and term
Use your actual outstanding balance, remaining term and repayment type. A fee that is worthwhile on a large balance may not be worthwhile on a small one. Conversely, a slightly higher rate can be cheaper when it avoids a fee. If you expect to move home, repay a lump sum or refinance again soon, compare costs only over that shorter period and check portability or overpayment terms.
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Check flexibility as well as price
Ask whether the product permits overpayments, how it handles a move to another property and what charge applies if you repay early. A rate that is marginally cheaper but imposes a substantial ERC may be unsuitable if your plans are uncertain. Compare the date the new product starts: paying an ERC to begin early can outweigh any interest saving before the old deal expires.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.How affordability checks differ
Switching with the existing lender
For borrowers who are up to date with payments, the FCA says a same-lender switch should generally be available without a new affordability assessment when no additional borrowing is requested. Exceptions can apply, and the lender still decides whether its eligibility conditions are met. Tell the lender if you want to increase the loan, change the repayment structure or make another material change, because that can trigger further checks.
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A remortgage will usually involve the new lender’s affordability process. The lender must decide whether the proposed mortgage is affordable under its criteria, so approval is not guaranteed. Start early enough to discover any issue while you still have time to consider a product transfer or another solution.
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When to start and a practical sequence
Mortgage offers are generally valid for three to six months, depending on the lender. The FCA advises speaking to your lender or a broker as soon as possible when arranging a new deal. Ask when a replacement product can start and whether a charge applies if it starts before the fixed period expires.
- Locate the key dates. Find the fixed-rate end date, the contractual reversion rate and the ERC schedule in your mortgage offer or annual statement. Ask the lender to confirm any unclear wording.
- Request a product-transfer illustration. Ask your current lender for every eligible product, the rate, product fee, term, payment and start date. Confirm whether the switch requires an affordability assessment.
- Assess a remortgage. Obtain the prospective lender’s rate and term, then identify the likely legal, valuation and administration costs and the affordability checks required.
- Calculate the whole cost. Compare interest and all fees over the period you expect to keep each deal. Include any fee added to the balance and any ERC for leaving early.
- Check the completion date. Ensure the new deal will not accidentally trigger an ERC or leave you on the reversion rate for longer than intended. Ask who will handle the legal and administrative steps.
- Choose and apply in time. Allow for the lender’s offer-validity window of roughly three to six months and for any checks or paperwork. Keep making the existing payments until the replacement completes.
If the fixed deal has already ended
Check the current rate and the date it was applied. If you have been moved to the reversion rate, ask the lender whether a product transfer can start now and whether any early-switch fee applies. You can still investigate a remortgage, but include the cost of leaving the current product and the time needed for the new lender’s affordability process. Do not assume that a rate advertised before your fixed period ended is still available or can be backdated.
If the new payment may be unaffordable
Contact the lender promptly rather than waiting for a missed payment. The FCA says lenders should treat borrowers fairly and discuss support tailored to their circumstances. Explain the expected payment change and any income or expenditure problem, and ask what assistance or alternative arrangements are available. Keep records of the conversation and continue paying what you can while an arrangement is discussed. A lender can give options for your situation; a general comparison of rates cannot replace that conversation.
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Common mistakes to avoid
- Assuming the rate is always an SVR: the contract may specify another reversion rate, so verify the exact wording.
- Waiting until the last week: a new offer may take time, and a short delay can place you on the reversion rate.
- Choosing the lowest headline rate: product, legal, valuation and administration fees can reverse the apparent saving.
- Ignoring the ERC date: completing a remortgage early can create a charge that exceeds the interest saved.
- Assuming a same-lender switch is guaranteed: the FCA guidance has exceptions, and borrowing more can change the assessment.
- Using a generic payment estimate: the effect depends on your balance, remaining term and repayment type; use figures from your lender or an appropriately qualified adviser.
Key takeaway
The mortgage normally continues when the fixed deal ends, but the rate changes automatically to the contractual reversion rate unless you arrange a replacement. Confirm the date and rate, obtain a product-transfer quote, investigate a remortgage if appropriate, and compare total costs and flexibility before deciding. If affordability is a concern, speak to the lender as soon as you know the payment may be difficult.
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