Porting Your Mortgage: What UK Homeowners Need to Know
If you’re planning to move home but still have time left on your mortgage deal, porting your mortgage could be a financially sensible solution. It allows you to take your existing mortgage with you to a new property, potentially saving thousands in fees and avoiding early repayment charges.
In this detailed UK-focused guide, we’ll explain how porting works, who qualifies, and what to watch out for when making your move.
What Does It Mean to Port a Mortgage?
Porting a mortgage means transferring your existing mortgage deal to a new property when you move home. Instead of closing your current mortgage and starting a new one (which can incur fees or trigger higher interest rates), you keep your existing deal—rate, term, and lender included.
This can be beneficial if:
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You’re mid-way through a fixed-rate or tracker deal
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You want to avoid an Early Repayment Charge (ERC)
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Your existing rate is lower than current market rates
When Does Porting Make Financial Sense?
There are several common scenarios where porting your mortgage might be the right move:
| Scenario | Why Porting Makes Sense |
|---|---|
| You’re in a low fixed-rate deal | Keep your existing rate rather than switch to a more expensive new one |
| You’d face high ERCs | Avoid paying thousands in early repayment fees |
| You’re buying a similar priced home | Porting keeps things simple without needing to apply for a completely new deal |
For example, if you’re on a 1.79% five-year fix with HSBC and want to move in year three, porting may let you keep that low rate instead of paying the current average of over 4%.
Do All UK Lenders Allow Mortgage Porting?
Most major UK lenders offer mortgage porting, but terms and processes vary.
| Lender | Porting Allowed? | Typical Conditions |
|---|---|---|
| Barclays | Yes | New affordability check required |
| Halifax | Yes | Must complete new purchase within 90 days of sale |
| Santander | Yes | Credit check and income proof still required |
| Nationwide | Yes | Porting available on most fixed/tracker products |
| NatWest | Yes | New property must meet lending criteria |
Always check your original mortgage offer or contact your lender to confirm the specific terms of your deal.
What Are the Requirements for Porting Your Mortgage?
Even though you’re not applying for a brand-new mortgage, porting isn’t automatic. You’ll typically need to go through parts of the mortgage application process again, including:
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Full credit and affordability checks
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Proof of income and employment
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Property valuation for the new home
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Legal work (conveyancing) for the new property
In some cases, you might also need to increase your mortgage (see below), which would involve additional underwriting.
Can You Borrow More Money When Porting?
Yes, you can borrow more when porting if the new property is more expensive. This is known as a “top-up” or “additional borrowing.” However, the extra amount usually comes with a separate interest rate and may be on a different product entirely.
Example:
| Detail | Value |
|---|---|
| Current Mortgage | £150,000 at 2.1% fixed (2 years left) |
| New Property Purchase Price | £220,000 |
| Required Mortgage Amount | £180,000 |
| Solution | £150k ported at 2.1%, £30k new at ~5% |
This means you’d have two sub-accounts with different terms and interest rates.
What If You’re Downsizing?
If you’re moving to a cheaper property, you may only need part of your existing mortgage. Some lenders allow partial porting, where you transfer a portion of the loan and repay the rest—often triggering no fees as long as it’s within the allowed limit.
However, be cautious: repaying too much at once might still incur partial early repayment charges, especially if you’re outside your penalty-free window.
Key Pros and Cons of Porting a Mortgage
| Pros | Cons |
|---|---|
| Avoid Early Repayment Charges (ERCs) | Not guaranteed—you still need lender approval |
| Keep your current interest rate | May involve two mortgage parts if borrowing more |
| No need to pay full arrangement fees again | Application process still includes checks, paperwork, and valuations |
| Can be quicker than starting from scratch | Lenders may reject porting based on new affordability assessments |
Is Porting Faster Than Remortgaging?
Sometimes, but not always. Porting skips some parts of the process—like applying for an entirely new deal—but you’ll still go through underwriting, valuation, and legal steps.
Expect the process to take 4 to 8 weeks, depending on your lender, solicitor, and how quickly you submit your documentation.
How to Start the Porting Process
If you’re thinking about porting your mortgage, here’s a general outline of how to begin:
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Review your mortgage agreement
Check for any porting clauses, ERC dates, and restrictions. -
Speak to your current lender early
Ideally, contact them as soon as you’re considering moving. -
Submit a full application
Include affordability evidence, new property details, and identification. -
Arrange property valuation
This confirms the new home’s value meets lending criteria. -
Receive mortgage offer and complete sale
Solicitors will help manage the transaction and transfer process.
Does Porting Impact Your Credit Score?
Porting itself doesn’t damage your credit score. However, your lender will still run a credit check. If you’re rejected due to income or debts, it can leave a mark on your report.
To improve your chances:
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Pay off short-term debts before applying
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Avoid taking out new credit
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Stay within 30% usage on credit cards
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Make all payments on time
What If Your Porting Application Is Rejected?
Lenders are not required to approve your request to port. Rejections typically happen due to:
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Income not meeting new affordability standards
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A poor credit history since your original mortgage
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Issues with the new property (e.g., non-standard construction)
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Changing lender policies since your original deal
If porting is denied, you may need to remortgage—though this could mean paying ERCs.
Final Thoughts: Should You Port Your Mortgage?
Porting your mortgage can be a cost-effective and convenient solution when moving home. It can help you retain a competitive interest rate and avoid hefty fees. But it’s not automatic, and not all applications are approved.
You should port if:
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You’re mid-deal and would otherwise pay early exit fees
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You’re happy with your current interest rate and lender
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Your financial situation hasn’t worsened since your original application
You should reconsider if:
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You want to borrow significantly more
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You can get a better deal by remortgaging
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You’re downsizing and might face partial ERCs
If you’re unsure, speak to a mortgage adviser or use the MoneyHelper mortgage advice tool for free guidance tailored to your situation.