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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 minuteIf your mortgage is becoming hard to afford, contact your lender as soon as you can—ideally before missing a payment. Prepare a clear household budget first, then ask what help is available, what it would cost over the full mortgage term and whether it could affect your credit file. The right answer depends on your mortgage, payment history, lender and circumstances.
What should I do if I can’t afford my mortgage?
Start by working out what your household can realistically pay, then tell your lender promptly. The Financial Conduct Authority (FCA) advises borrowers worried about paying to contact their lender as soon as possible. MoneyHelper says acting before a payment is missed is likely to leave more options. Keep paying the contractual amount if you can, but do not promise an amount you cannot sustain.
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Prepare for the conversation
Make a simple budget covering take-home income and essential and other spending. Include the mortgage, council tax, utilities, food, transport, insurance, debts and any irregular costs that are coming up. Note any recent change—such as a rate increase, a fall in income or higher household bills—and when it began. MoneyHelper provides a free online Budget Planner and guidance on rising mortgage costs.
A budget is not a guarantee that the lender will agree to a particular arrangement. It helps you explain what has changed and what payment is affordable, and it can show whether spending, income or benefit entitlement might be adjusted. Be candid about other debts and any arrears; leaving them out can make an offer of payment unrealistic.
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What to ask the lender
- Which support options are available for my mortgage and payment history?
- How much would I pay each month during the arrangement, and what would I pay afterward?
- What would the change mean for total interest and the total amount repaid?
- Could it affect credit-file reporting, and for how long?
- Are there fees, an early repayment charge or an affordability review?
- Can the arrangement be reversed, and what happens if my circumstances change again?
Ask for the proposed terms in writing and take time to understand them. A smaller payment now may mean a longer repayment period, more interest overall or a higher payment later. The lender’s contract and assessment determine what it can offer; a lower payment or acceptance is not guaranteed. The FCA’s mortgage support guidance explains that lenders may discuss options with customers in financial difficulty.
Can my lender reduce my payments?
Possibly. Depending on your mortgage, circumstances and whether you have missed payments, the lender may consider a temporary or longer-term change. Ask it to compare the immediate monthly reduction with the later payments and overall cost. Credit-file treatment can vary by option and duration, so get a specific answer before agreeing.
| Possible arrangement | What it may do | What to check |
|---|---|---|
| Extend the mortgage term | Can lower monthly instalments on a repayment mortgage by spreading repayment over more time. | The longer term usually increases the total amount repayable. Check the new end date, total interest, eligibility and whether a temporary extension can be reversed. |
| Temporary interest-only payments | Reduces payments for a period by pausing repayment of the loan principal. | Principal is not being repaid during the arrangement, so payments may rise afterward. Ask for the end-date payment and total-cost figures. |
| Payment holiday or another arrangement | May provide short-term relief if the lender agrees. | Terms depend on the lender and your circumstances. Ask how deferred payments are treated, what is due afterward, and how the arrangement is reported. |
For borrowers who have not missed a payment, MoneyHelper says Mortgage Charter options can include a temporary term extension with the ability to switch back within six months, interest-only payments for six months, or another arrangement such as a payment holiday. These are options to ask about, not automatic entitlements: confirm current eligibility and terms with your lender. The payment and credit-file effects depend on the arrangement agreed.
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These changes are not interchangeable. A term extension changes how long repayment takes; interest-only relief pauses principal repayment; and a payment holiday or other arrangement has lender-specific terms. Ask the lender to show the numbers for your own balance, rate and remaining term rather than relying on a general illustration. If the affordability problem is likely to last, a short pause may postpone rather than solve it.
What if my fixed or discounted mortgage deal is ending?
Start reviewing your options early. MoneyHelper says borrowers can begin discussing a new deal around six months before their current deal ends. Ask your existing lender about product-transfer rates and compare the overall cost and certainty of each option—not just the headline rate.
If you do nothing, the mortgage usually moves to its reversion rate, often the lender’s standard variable rate. A new lender will usually carry out affordability checks, and switching before your current deal ends may trigger an early repayment charge. A lower quoted rate does not by itself prove a switch will save money: check fees, the loan balance, mortgage term and whether the deal fits your household plans.
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Compare the whole deal
- Monthly payment during the deal and the rate or payment afterward.
- Arrangement and legal fees, plus any early repayment charge for leaving your current deal.
- The total cost over a comparable period and the mortgage’s total amount repayable.
- Whether the deal keeps the same term or changes how quickly you repay the balance.
- Whether switching lender means new affordability checks or other conditions.
Ask the existing lender when a product transfer can be arranged and whether its offer can be held until the deal ends. If you are already struggling with payments, explain that as well: choosing a new rate and addressing current affordability are related but not identical decisions. FCA guidance on support when mortgage rates rise and MoneyHelper’s rising-mortgage guidance describe the reversion-rate and switching considerations.
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Contact the lender as soon as possible, even if you have already missed a payment or received a letter. Explain what you can afford now and, if you know, when you may be able to resume full payments. Do not wait until you have a perfect plan before telling the lender. Get free, confidential debt advice promptly as well; an adviser can help you review the budget and deal with other debts alongside the mortgage.
MoneyHelper says the lender must make reasonable attempts to reach an agreement. Within 15 working days after arrears arise, it must provide information including the arrears total, missed or partial payments, the outstanding mortgage amount and charges information. Keep letters, statements and notes of calls, including the date, the person you spoke to and any proposed arrangement.
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Missed payments can damage your credit history. If arrears are not resolved, the home can be at risk, but a lender should not seek repossession unless reasonable attempts to resolve the situation have failed. This is not a reason to avoid contact: early discussion and advice give you a chance to address the problem and understand the lender’s next steps. MoneyHelper’s guidance for people who cannot pay their mortgage sets out what to do if you are worried or have fallen behind.
If you cannot make the full payment
- Tell the lender what has changed and give a realistic account of your income and spending.
- Offer only an amount you can maintain after essential costs. Ask how the lender will treat that payment and the remaining shortfall.
- Ask what information it needs, what arrangements it can consider and when it will review your situation.
- Contact a free, confidential debt-advice service for help assessing the mortgage alongside other bills and debts.
Could government support help with mortgage interest?
Some people receiving qualifying means-tested benefits may be eligible for Support for Mortgage Interest (SMI). MoneyHelper names benefits such as Universal Credit and Pension Credit among those to check. SMI is a repayable loan, not a grant, so understand the repayment terms and current eligibility before relying on it to meet housing costs. Check MoneyHelper’s SMI eligibility and loan information.
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Other help depends on where in the UK you live and your circumstances. MoneyHelper names Help to Stay in Wales and advises checking schemes relevant to your nation. Support and eligibility can change, so verify current details rather than assuming a scheme applies. Its regional mortgage support guidance is a starting point.
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How to choose between the options
Before accepting a change, compare it against the problem you are trying to solve. A temporary income interruption may call for a different response from a permanent fall in household income or a deal ending at a higher rate. Ask the lender to put its options side by side using your own mortgage details.
- Immediate affordability: What is the monthly payment reduction, and does it leave enough for essential bills?
- Cost over time: What are the total interest and total amount repayable? Does the term change?
- After the arrangement: How long does the change last, what payment follows, and could that payment be manageable?
- Credit reporting: How will the lender report the arrangement, and does the answer depend on its duration?
- Charges and conditions: Are there fees or early repayment charges, eligibility rules or an affordability review?
- Fit to the cause: Does the option address a short-term shock, or does the household need a longer-term affordability plan?
Mortgage contracts, lender terms and support schemes differ, and processes can vary among England, Wales, Scotland and Northern Ireland. Use the lender’s written offer and current official guidance to confirm what applies to you. If you are unsure whether an offer is sustainable, get independent debt advice before agreeing.
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