Moving house mortgage process

If you are moving home, the mortgage process usually runs alongside your sale, your purchase and your conveyancing timeline. That can make it feel more complicated than a first purchase, especially if you are in a chain or deciding whether to port your current mortgage.

This guide focuses on the process of getting a mortgage in place when you move house: what happens first, what lenders check, and where delays often appear.

1. Work out your budget before you offer

Before you start viewing seriously, it helps to understand:

• the likely sale price of your current home
• your remaining mortgage balance
• how much equity you may have available
• the deposit you can put towards the next purchase
• the monthly payment you would be comfortable with

At this stage, it is also sensible to factor in moving costs such as legal fees, Stamp Duty Land Tax, surveys and any estate agent fees on your sale.

2. Check whether porting is an option

If you already have a mortgage, one of the first questions is whether your current deal can be ported to the new property.

That does not replace the rest of the mortgage process, but it affects which route you are likely to take next:

• port your existing mortgage
• port and borrow more if the new property costs more
• repay your current mortgage and apply for a new one

Understanding this early can help you avoid budgeting around an option that may not be available.

3. Get an Agreement in Principle (AIP)

An Agreement in Principle or Decision in Principle is often useful before you make an offer. It gives an early indication of how much you may be able to borrow based on the information provided.

Estate agents may also want to see that you are in a proceedable position, especially if your current home is already on the market or sold subject to contract.

AIPs do not guarantee the full mortgage will be approved, but they can help you move forward with more confidence.

4. Make your offer and prepare for the full application

Once your offer is accepted, the mortgage moves from initial indication to full underwriting.

At this point, you will usually need to provide documents such as:

• proof of income
• bank statements
• identification
• details of your current mortgage and property sale
• information about any debts or regular commitments

If anything has changed since the AIP, the lender will assess the updated position rather than the original estimate.

5. Full underwriting and lender checks

The lender will then review the application in more detail. This usually includes:

• affordability assessment
• credit checks
• review of income evidence
• checks on the property being purchased

If you are self-employed, a company director, or have more complex income, this stage may involve more questions or additional documents.

6. Property valuation

The lender will normally instruct a valuation on the new property.

This is mainly for mortgage purposes. The lender wants to confirm that the property offers suitable security for the loan and that the value supports the amount being borrowed.

If the valuation comes back lower than expected, it can affect:

• the amount the lender is willing to offer
• your loan-to-value band
• whether you need to increase your deposit

7. Arrange a survey if needed

A lender valuation is not the same as a full survey.

Depending on the age, condition and type of property, you may want your own survey to identify issues that a basic valuation is not designed to investigate in detail.

This can be especially important if you are buying an older home, a property needing work, or anything with features that may affect future costs.

8. Mortgage offer issued

If underwriting and valuation are satisfactory, the lender can issue a formal mortgage offer.

This is a key milestone, but it is not the end of the process. Your solicitor or conveyancer will still need to complete the legal work before exchange and completion can happen.

You should also note the validity period of the mortgage offer, particularly if your chain is moving slowly.

9. Coordinate with the sale and legal process

For home movers, the mortgage timeline has to fit around the rest of the transaction.

Common issues at this stage include:

• delays in your buyer’s mortgage or survey
• onward chain problems
• requests for extra documents
• changing completion dates

Good coordination between broker, lender, solicitor and estate agent can help reduce the risk of last-minute disruption.

10. Exchange and completion

Once legal work is complete and all parties are ready, contracts are exchanged and a completion date is set.

On completion:

• sale proceeds from your old home are used to repay the existing mortgage
• your equity is applied to the new purchase
• the new mortgage funds are released for the property you are buying

If you are porting, your lender’s process for closing the old loan and setting up the new arrangement needs to align with this timetable.

Where delays usually happen

The most common causes of delay include:

• incomplete documents
• affordability queries
• valuation issues
• problems in the property chain
• slow legal work

Building some flexibility into your timing expectations can make the process less stressful.

Related home mover topics

For a broader overview of your options, see the main Home mover mortgages page.

You can also explore:

• Home mover guides
• Home mover FAQ
• Home mover case studies

This guide is for general information only and does not constitute financial advice. Mortgage availability and lender requirements depend on your circumstances. Your home may be repossessed if you do not keep up repayments on a mortgage or other loans secured on it.