When two mortgage sourcing systems show different deals, do not choose the cheapest-looking line immediately. Re-run both searches with an identical, documented case; compare each system’s lender coverage, filters, dates and fee treatment; check likely eligibility against current lender criteria; then compare only suitable mortgages on total cost, affordability and relevant features. A sourcing result narrows the search—it is not a lender acceptance decision.
Why mortgage sourcing results differ between platforms
Mortgage Sourcing Systems (MSS) are intermediary tools that filter and rank products using criteria selected by the broker or user. Two systems can therefore produce different lists without either being technically broken. The difference may come from the case entered, the lenders searched, the way criteria are applied, or the order in which products are ranked.
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The case details are not identical
A small change in an input can remove a product or move it down the ranking. Common examples include purchase versus remortgage, a different loan amount, property value, loan-to-value (LTV), term, repayment method, fixed period, borrower age, income type, employment status, credit history or property construction. A fee entered as paid upfront in one system but added to the loan in another also changes the displayed cost and sometimes the affordability calculation.
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The lender panels and data feeds differ
Each platform may cover a different set of lenders, products or intermediary channels. One may include a lender that the other does not, or one may have removed a product that has been withdrawn. Product status, effective dates, rate updates and lender criteria are not necessarily synchronised. The Financial Conduct Authority (FCA) has warned that both sourcing and lender tools have limitations, while lenders apply their own qualification criteria.
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Filters, assumptions and sorting are different
A system might exclude a lender because of a maximum age, LTV cap, loan-to-income limit, property restriction, credit rule or minimum loan size. Other differences arise from whether the search includes direct-only products, product transfers, cashback, fees added to the loan, or products requiring a particular repayment type. Sorting by initial rate, total cost, monthly payment or commission can make the same underlying set look very different.
A listing is not the same as an eligibility indication
Some screens are simply product lists. Others apply information about the borrower to a lender’s criteria and return an indication that the case is likely to fit. A personalised ranking that weighs customer preferences may be closer to regulated advice than objective filtering. FCA PERG 4.6.25B states: “A description of a product’s features is not advice.” That distinction depends on what the tool actually does and how the result is presented, not on the label placed on the screen.
Reconcile the two results step by step
The following process is a practical way to investigate a discrepancy. It is not a prescribed FCA checklist, and a platform-specific diagnosis requires the names, versions and case data for the systems involved.
1. Freeze one set of case facts
Create a written “master case” before running either search. Include:
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- Transaction purpose: purchase, remortgage or product transfer.
- Loan amount, property value and the resulting LTV assumption.
- Repayment term, repayment type (capital-and-interest or interest-only) and rate type or fixed period.
- Each borrower’s age, income, employment status, tenure and any variable or non-standard income.
- Credit commitments, adverse-credit history, dependants and other affordability information.
- Property type, construction, location, tenure, occupancy and any unusual features.
- Arrangement, valuation, legal and other fees, and whether each fee is paid upfront or added to the loan.
Use precisely the same values and units in both systems. Record the date and time, platform name, version or release identifier, user profile and any lender-panel setting. Save a PDF or screenshot of each result so that a later rate or criteria update does not obscure what was originally shown.
2. Compare what each system actually searched
Put the search settings side by side and check:
- Which lenders and intermediary panels were included or excluded.
- Whether products were available on the same date and for the same transaction type.
- Product categories included: fixed, tracker, discount, variable, product transfer, cashback and direct-only deals.
- Eligibility filters such as maximum age, LTV, loan-to-income, credit score, property type and minimum income.
- Whether fees, cashback, valuation costs and legal costs are included in the displayed cost.
- The sort order: initial rate, monthly payment, total cost, annual percentage rate, procuration fee or another ranking.
- Any “show only likely eligible”, “exclude declined lenders” or “use affordability result” setting.
Do not assume that a missing product was rejected. It may simply have been outside a filter, absent from that lender panel or unavailable at the recorded search time.
3. Classify every result before comparing it
Mark each line as one of four types:
- Price or product listing: a factual display of a rate, term and fees with no case-specific decision.
- Eligibility indication: the system has applied supplied facts to stated lender criteria and suggests the case is likely to fit.
- Affordability estimate: an indicative borrowing or payment calculation that may use assumptions not used by the lender’s underwriting team.
- Personalised recommendation: a ranked or filtered outcome that weighs the customer’s preferences and circumstances.
Keep these categories separate in the file and in conversations with the customer. An eligibility indication can be useful for prioritising enquiries, but it is not an offer or a guarantee that underwriting will approve the application. A factual product description does not by itself establish that the mortgage is suitable for a particular person.
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For products that remain after the settings check, consult the lender’s current intermediary criteria, affordability calculator, product guide or support team. Confirm case-sensitive points such as bonus or commission treatment, probationary employment, self-employed accounts, minimum income, credit events, maximum age at the end of term, property construction, lease length, debt-to-income limits and acceptable loan purposes.
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Use the lender’s information to resolve uncertainty, not to turn an indicative result into a promise. Criteria can change between the sourcing search and application, and the lender may request evidence that was not captured in the initial form.
5. Build a suitable shortlist, not a cheapest-rate list
Once likely eligibility is supported by current information, compare the remaining mortgages against the customer’s needs. Include the cost during the relevant initial period, payment resilience, term, repayment structure, credit history implications, early-repayment flexibility and other features that matter to the customer. A two-year fix with a lower initial rate may be less suitable than a slightly higher rate if its fee, payment shock or exit charge conflicts with the customer’s plans.
If advice is being given and a more expensive suitable mortgage is recommended while a cheaper suitable mortgage is available within the firm’s range, explain the reason in the suitability record. FCA MCOB 4.7A.5R says a regulated mortgage contract is not suitable unless it is appropriate to the customer’s needs and circumstances.
6. Keep a discrepancy log
Record the common input set, each system’s filters, the products returned, lender checks, reasons for excluding or retaining products, and the evidence supporting the final comparison. Note who made each lender enquiry and when. This creates an audit trail for the advice file and makes the same discrepancy easier to resolve if rates, criteria or software versions change.
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Which mortgage sourcing result should you trust?
Neither platform deserves automatic priority. Give more weight to the result that is based on verified facts, current lender information and transparent assumptions. Use the following comparison axes for every option that survives the initial reconciliation.
| Comparison axis | Questions to answer | Evidence to retain |
|---|---|---|
| Eligibility confidence | Do current lender criteria address this borrower, property and loan purpose? Are any assumptions unverified? | Criteria page or guide, calculator output, and lender-support response where relevant. |
| Total initial-period cost | What interest and fees will be paid over the relevant introductory period? Are fees added to the loan, and is cashback deducted? | Illustration or calculation showing rate, balance, fees and period used. |
| Affordability and payment stability | Can the customer afford the initial and later payment under a realistic rate-change scenario? | Income and expenditure facts, affordability assumptions and stress result. |
| Term and repayment structure | Does the term and capital-and-interest or interest-only structure meet the repayment plan? | Repayment schedule and explanation of any repayment vehicle. |
| Credit and property fit | Do credit history, LTV, property type, tenure and location fall within the lender’s rules? | Relevant credit facts and property details matched to criteria. |
| Features and flexibility | What are the overpayment limits, early-repayment charges, portability rules, payment holidays or other material features? | Current product guide and the customer-specific effect of each feature. |
| Service and timing | Is completion timing or valuation speed genuinely material, and is there reliable evidence for the difference? | Documented service information rather than an unsupported ranking assumption. |
How to check whether a lender is likely to accept the case
Start with the lender’s published intermediary criteria and use its affordability or eligibility tool where available. Enter the same facts used in the sourcing search, including income breakdown, commitments, dependants, credit events and property details. Read the result’s wording carefully: “likely to meet criteria” describes an indication, while “decision in principle” may still be subject to verification and underwriting conditions.
Ask the lender or intermediary support desk about any point the tool does not expose. Keep the question specific—for example, whether a particular bonus history, lease term, construction type or recent credit event is acceptable at the stated LTV. The answer should be dated because criteria and product availability can change.
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Why the FCA evidence makes reconciliation important
The FCA’s Mortgages Market Study: Final Report cautioned that “these tools are limited and intermediaries must still rely extensively on their experience.” The statement concerns the general role of sourcing and lender tools; it does not identify the behaviour of any particular current platform.
The same report analysed thousands of transactions from 2015–2016 and found that “about 30% of borrowers could have qualified for a cheaper, almost identical mortgage.” For those consumers, the FCA calculated missed savings of around £550 per year on average over the introductory period, including interest during that period and upfront fees. These are historical findings from the FCA’s 2019 report, not an estimate of borrower outcomes in 2026.
In that analysis, 25% to 30% of consumers who missed a cheaper, virtually identical mortgage paid for a mortgage with a higher age limit or maximum LTV than they needed. The FCA also found larger buffers for criteria such as maximum loan-to-income and credit score. Those results show why a result that is technically eligible is not automatically the best-value suitable choice.
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| What you see | Likely explanation | Practical fix |
|---|---|---|
| One system shows a lower rate but the other shows a lower total cost. | Different fee treatment, cashback handling or comparison period. | Recalculate interest plus every fee over the same initial period and state whether fees are financed. |
| A product appears in one list but not the other. | Different lender panel, product status, transaction type or exclusion filter. | Check panel membership, effective date and all inclusion/exclusion settings. |
| One result says “eligible” and the other does not. | Different lender criteria version or different borrower/property facts. | Replay the master case, then verify the disputed criterion with current lender information. |
| The monthly payment differs for the same rate. | Different term, repayment method, loan balance or fee added to the loan. | Match term, repayment type, balance and fee treatment before comparing payments. |
| A highly ranked product disappears at application. | Underwriting evidence exposed a fact or criterion not represented in the search. | Update the case facts, obtain a lender-specific view and revise the shortlist if necessary. |
What consumers should ask their broker
- Were both searches run with exactly the same loan, property, income, term and credit details?
- Which lenders and product types did each search include or exclude?
- Is this line a product listing, an eligibility indication, an affordability estimate or a recommendation?
- How were fees, cashback and the comparison period treated?
- Which lender criteria have been checked directly, and what evidence is still outstanding?
- Why is the recommended mortgage suitable, and if it costs more than another suitable option, what is the reason?
Consumers applying without advice should still make the same checks and should not treat a comparison-screen result as confirmation that the lender will approve the application.
When the mismatch cannot be resolved
If the platforms still disagree after the inputs, filters and lender coverage have been standardised, preserve both outputs and escalate to the platform provider or lender support team. Ask which product feed, criteria version and calculation assumptions produced each result. Do not manufacture certainty by selecting whichever result has the lowest headline rate. If no reliable evidence establishes eligibility or suitability, remove the product from the advised shortlist until the uncertainty is resolved.
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