Questions to ask a mortgage broker (home buyers)

Why these questions matter

A mortgage broker helps you navigate lenders, mortgage products and the paperwork involved—then guide you through the steps to completion. The right questions help you understand whether the broker’s approach fits your situation, how transparent they are about costs, and how clearly they communicate.

Use the checklist below for your first conversation. It’s designed for home buyers who want a structured, informed discussion—not just a quick quote.

Questions about regulation, qualifications and experience

1) Are you authorised and regulated to give mortgage advice?

Mortgage advice in the UK is regulated. A broker should be able to explain their regulatory status and what it means for you.

Consider asking:

• Are you authorised/regulated for mortgage advice?
• What qualifications do you hold?
• How long have you been advising borrowers?

2) Do you handle cases like mine often?

Some applications are straightforward; others require more thought around income, affordability, property type or credit history. Experience can matter.

Consider asking:

• Do you specialise, or do you handle a wide range of cases?
• How often do you deal with situations similar to mine?
• If a lender declines, what’s your typical next step?

Questions about lender access and mortgage options

3) Do you have whole-of-market access or a limited lender panel?

A broker’s lender access affects the range of products they can consider. Whole-of-market access generally means a wider search.

Consider asking:

• Do you have whole-of-market access?
• If not, which lenders are included in your panel?
• Are there any lenders you won’t approach, and why?

4) Can you access specialist or broker-only options if needed?

Sometimes the best fit isn’t a mainstream product. It may require specialist channels.

Consider asking:

• Do you have access to specialist lenders when appropriate?
• How do you decide which lenders to approach first?
• If the “obvious” option isn’t available, what alternatives do you typically explore?

Questions about fees, costs and how the broker is paid

5) What are your fees, and when do you pay them?

Fee structures vary. Knowing the timing and the total cost helps you compare brokers fairly.

Consider asking:

• What fees do you charge (if any), and how are they calculated?
• When are fees due (for example, on application, on completion, or at another stage)?
• Are there any additional costs I should expect?

6) What happens to your fee if the application doesn’t complete?

It’s reasonable to understand the financial position if things change during the process.

Consider asking:

• Is any part of your fee refundable if we don’t reach completion?
• If you’re paid by commission, how does that work alongside any fees?

7) How do you manage suitability and conflicts of interest?

A good broker should be able to explain how they reach a recommendation and how they ensure it’s suitable for you.

Consider asking:

• Do you receive commission from lenders?
• Does commission vary by product type?
• How do you assess suitability for your needs and circumstances?

Questions about the mortgage application process

8) What does the process look like from start to finish?

Clarity reduces stress. You should be able to understand the major stages and what you’ll need to do.

Consider asking:

• What are the main steps from application to offer?
• What will you handle, and what will I need to provide?
• How do you keep me updated as the application progresses?

9) How long does the process typically take?

Timelines vary depending on lender processes, underwriting and documentation.

Consider asking:

• How long does it usually take to move from application to offer?
• What commonly causes delays?
• If there’s a delay, how will you communicate it?

10) What information and documents will you need from me?

Being prepared can help avoid avoidable delays.

Consider asking:

• What documents will you require (for example, ID, proof of address, proof of income, bank statements)?
• Do you need certified copies or will scans be acceptable?
• Is there a secure way to upload documents?

11) Who will be my main point of contact?

Some brokers use a single advisor; others involve multiple people.

Consider asking:

• Will I have a dedicated advisor throughout?
• Who should I contact for updates or questions?
• How are queries logged and tracked?

Questions about mortgage types and suitability

12) Which mortgage types are most suitable for my situation?

A broker should explain the options in plain English and link them to your priorities.

Consider asking:

• What mortgage types are you considering for me (for example, fixed-rate, variable-rate, tracker, or other options)?
• What are the key differences in cost and risk?
• How do you balance affordability now with flexibility later?

13) How will you assess affordability and borrowing capacity?

Borrowing estimates should be based on your income, outgoings and lender approach.

Consider asking:

• How do you estimate how much I could borrow?
• What assumptions are you making about my income and commitments?
• If my circumstances change, how would that affect the options you recommend?

Questions about deposit, loan-to-value (LTV) and affordability planning

14) How does my deposit affect the options available?

Deposit size can influence which products and rates are available.

Consider asking:

• How does my deposit translate into loan-to-value (LTV)?
• If my deposit changes, how might the available options change?
• Are there any practical steps to improve affordability before applying?

Questions about protection and related cover

15) Do you discuss protection insurance where appropriate?

Some borrowers want cover that aligns with their mortgage plan. Even if you’re not sure yet, it’s useful to understand what could be considered.

Consider asking:

• Do you offer protection insurance advice (such as life cover, critical illness cover, or income protection) where appropriate?
• How would protection fit into the overall mortgage plan?
• If you recommend other professionals, how are costs handled and explained?

Questions about legal steps and conveyancing support

16) Will you help coordinate conveyancing or legal steps?

Mortgage brokers typically focus on arranging the mortgage, but they may coordinate timing or refer to solicitors.

Consider asking:

• Do you provide support or coordination around conveyancing and legal processes?
• If you refer solicitors/conveyancers, how are those referrals handled?
• How do you manage timing between mortgage milestones and the property purchase?

Red flags to watch out for

While every broker works differently, be cautious if a broker:

• avoids discussing fees or explains them vaguely
• won’t clarify lender access (whole-of-market vs panel)
• discourages you from asking questions about the process
• makes unrealistic promises about outcomes
• rushes you without explaining the reasoning behind recommendations

Final checklist for your first conversation

• Are you authorised/regulated and qualified to advise on mortgages?
• Do you specialise in cases like mine?
• Do you have whole-of-market access (or what’s your lender panel)?
• Can you access specialist or broker-only options if needed?
• What are your fees, when do I pay, and what happens if the application doesn’t complete?
• How are you paid, and how do you manage conflicts of interest?
• What does the process look like, and who does what?
• What documents will you need, and how should they be submitted?
• Who will be my main point of contact?
• Which mortgage types are most suitable for my circumstances, and why?
• How does my deposit/LTV affect the options available?
• Do you discuss protection insurance where appropriate?
• Will you support coordination around conveyancing/legal steps?

Asking these questions helps you compare brokers on clarity, transparency and fit—so you can move forward with confidence about how your mortgage application is likely to run.