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Contact your current lender before the deal expires, find out exactly what your payment will become, and explain what you can realistically afford. Then compare a new deal with that lender against remortgaging, using a full household budget that includes fees and future interest. If a payment could be missed, seek free debt advice immediately rather than waiting for arrears.
Act before the current deal expires
A fixed or discounted mortgage deal normally lasts for a defined period. When it ends, the mortgage does not disappear: unless you arrange another product, the lender may move you to its standard variable rate (SVR). Your monthly payment could therefore rise, and the amount will depend on the lender’s rate and your remaining balance and term.
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MoneyHelper’s guidance is to contact the lender as soon as you are worried. Early contact can leave more routes open, although no lender is required to approve a particular product, reduced payment or hardship arrangement. Rules and available support can differ between England, Wales, Scotland and Northern Ireland, as well as between lenders and mortgage contracts.
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- The exact date your current rate ends.
- Your outstanding balance and remaining mortgage term.
- Your current interest rate, monthly payment and repayment type.
- Any early repayment charge (ERC) and the date it ends.
- Whether the mortgage is repayment or interest-only.
Questions to ask the lender
- What rate and monthly payment will apply if I do nothing?
- What new deals are available with you, and when can I secure one?
- Would I need a new affordability assessment, valuation or other checks?
- What fees, ERCs or legal costs apply to each option?
- What support is available if the expected payment is unaffordable?
- How would a term change or temporary arrangement affect total interest and later payments?
Ask for figures in writing, including the date a quoted rate expires. A phone estimate is not the same as an approved offer.
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Work out what happens when the deal ends
Do not assume that your current payment will continue. Ask for the payment on the lender’s SVR and for the payment under each replacement product. Request the rate, term, repayment type and any conditions, not just a headline monthly figure.
| Information to confirm | Why it matters |
|---|---|
| Post-expiry rate | It determines the payment if you take no action and may be variable. |
| New-deal rate and duration | A lower initial rate may be temporary; you need to know what follows it. |
| Monthly payment | Use it in a budget based on your actual income and essential spending. |
| Fees and charges | An arrangement fee or ERC can change the cheaper-looking option. |
| Eligibility and affordability checks | A product may exist but not be available to you on the stated terms. |
| Effect on the mortgage term | Extending the term can reduce the payment while increasing total interest and postponing repayment. |
Discounted products can also change the payment when the discount period finishes. Ask the lender to explain every rate change in plain terms and to confirm whether the payment can rise again.
Make a realistic household budget
Before accepting a new payment or support plan, calculate what your household can sustain. Use recent bank statements and bills rather than an optimistic estimate. Include income that is reliable, and identify income that could stop or vary.
Include all regular and irregular costs
- Take-home pay, benefits, pensions, maintenance and other dependable income.
- Council tax, energy, water, communications and other housing costs.
- Food, transport, childcare, insurance, prescriptions and essential household spending.
- Credit cards, loans, overdrafts, hire purchase and other commitments.
- Annual or occasional costs such as repairs, school expenses, clothing and vehicle maintenance, divided into a monthly amount.
Subtract essential spending and debt commitments from dependable income. The remainder is not automatically available for the mortgage: retain a practical allowance for emergencies and check whether the result still works if a bill rises or income falls.
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Test the proposed payment
Ask the lender to show the payment, total interest and mortgage end date for each option. Consider what happens after an introductory rate ends, after a temporary concession stops, or if the term is extended. A payment that fits for a few months but creates a larger final balance may not solve the underlying problem.
If your budget shows that the expected payment is not affordable, tell the lender that before agreeing to a product. Do not state an amount you cannot maintain simply to pass a conversation or delay a decision.
Compare staying with your lender and remortgaging
The two main routes are taking a new deal with your existing lender, often called a product transfer, or moving the mortgage to another lender through a remortgage. Neither is inherently best. The right outcome depends on your circumstances, mortgage contract, eligibility and the costs available to you.
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| Comparison point | New deal with current lender | Remortgage to another lender |
|---|---|---|
| Process | May be simpler because the lender already holds the mortgage, but its own checks and criteria still apply. | Requires an application and the new lender’s affordability and eligibility assessment. |
| Rate and payment | Use the lender’s written offer and compare the payment with the SVR. | Compare the complete illustration, not only the advertised initial rate. |
| Fees | Check arrangement, valuation, advice and other charges. | Include product fees, legal or valuation costs, advice fees and any charge for leaving the current lender. |
| Early repayment charge | Check whether changing products now triggers an ERC under your contract. | Leaving before the ERC period ends can make the switch expensive. |
| Affordability | A product transfer may still require information or checks, particularly if you seek a change in borrowing or term. | The new lender must decide whether its responsible-lending criteria are met; approval is not guaranteed. |
| Features | Check overpayments, payment dates, portability and other flexibility. | Check the new product’s restrictions, overpayment rules and conditions. |
| Total cost | Calculate interest and fees over the period you expect to keep the deal. | Include all switching costs and the cost of any later rate change. |
Do not compare monthly payments alone
A longer term can make a remortgage or product transfer look affordable while increasing total interest and leaving debt outstanding for longer. A deal with a fee can still be cheaper overall than a fee-free deal, or the reverse, depending on the balance and the period you keep it. Ask for the total payable and compare like-for-like terms.
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When professional help may be useful
A regulated mortgage adviser or broker can explain products and eligibility, particularly if your income has changed, you are self-employed, your loan-to-value has altered, or you have missed payments. Ask how the adviser is paid and whether the advice covers the whole market or a limited range. Advice does not guarantee that a lender will accept an application.
If you may miss a payment
Contact the lender before the missed payment if possible. Explain your income, essential spending, current arrears if any, and the amount you can genuinely pay. Keep copies of messages and notes of calls, including dates and names. Continue responding to the lender even when you do not yet have a complete solution.
Ask what support can be considered
Lenders may discuss changes to the mortgage or other assistance, but availability, duration and effects depend on your circumstances and the lender. Ask specifically:
- Whether a temporary change, payment arrangement or term adjustment is available.
- How the arrangement changes the monthly payment, total interest and final mortgage date.
- Whether interest or fees continue to accrue and when the normal payment resumes.
- What information and evidence the lender needs, and when it will review the arrangement.
Do not treat a forbearance discussion as approval until the lender confirms the terms. A reduced payment may prevent an immediate shortfall but can increase the balance or later payments.
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Get free, independent debt advice
If the budget shows that the mortgage or other priority bills are unaffordable, contact a free debt-advice service promptly. An adviser can help you list debts, protect essential spending, communicate with creditors and consider options appropriate to your nation of the UK. Do not pay a commercial firm simply because it promises to stop repossession or write off debt.
Ask the adviser or lender whether you might qualify for relevant benefits, insurance or other public support. Eligibility is individual and should be checked rather than assumed.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Risks to avoid when money is tight
Additional borrowing secured on your home
Using secured borrowing to clear other debts or cover the payment can increase the amount at risk if you cannot pay. MoneyHelper warns that it can be expensive over the long term. Obtain independent advice and compare the total cost before considering it; do not use it as an automatic emergency fix.
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Giving up possession does not automatically end mortgage responsibility. If the property is sold for less than the amount owed and costs, a shortfall may remain. Get specialist housing and debt advice before taking this step.
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Ignoring letters or cancelling payments without agreement
Silence can reduce the lender’s ability to discuss options and may allow arrears, fees and credit-file consequences to build. If you cannot make the contractual payment, tell the lender why and seek advice rather than making an unexplained change.
If you are already in arrears or facing possession action
Seek tailored debt advice immediately and tell the lender about any change in your circumstances. Ask for a current statement showing arrears, fees and the balance. Keep every letter and note all deadlines.
If you have received court papers, a possession notice or other legal communication, obtain prompt specialist housing advice for your UK nation. Do not assume that a proposed remortgage, payment plan or benefit application will stop proceedings. Only the relevant lender, court or adviser can explain the effect of a step in your case.
Interest-only mortgages need a separate plan
With an interest-only mortgage, your payments normally cover interest rather than reducing the capital. A new rate may alter the monthly interest, but it does not repay the amount borrowed. If you cannot repay the capital at the end of the term, contact the lender as early as possible and seek advice about the available routes. Do not present a rate switch as a solution to the capital repayment problem.
Ask for the outstanding capital, the exact repayment date and the evidence the lender requires for any proposed repayment plan. Check how each option affects the final amount due and your ability to meet it.
A practical action sequence
- Confirm the expiry date and mortgage details. Record the balance, term, rate, payment, repayment type and any ERC.
- Contact the existing lender. Request the SVR payment, replacement deals, deadlines, fees and support options in writing.
- Prepare the household budget. Use dependable income, complete spending and realistic allowances for irregular costs.
- State what is affordable. Tell the lender promptly if the expected payment will not fit the budget.
- Compare the current lender’s offer with remortgaging. Include payment, total cost, fees, ERCs, eligibility, flexibility and term effects.
- Get advice before committing if the numbers do not work. Use a regulated mortgage adviser for product questions and a free debt adviser for payment difficulty.
- Keep communication open. If a payment is at risk or already missed, update the lender and follow through on agreed evidence and reviews.
- Avoid irreversible steps without advice. This includes additional secured borrowing and handing back keys.
The objective is not simply to find the smallest immediate payment. It is to choose, or negotiate, an arrangement that you can maintain while understanding the fees, interest, term and risks attached to it.
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