Moving Home Mortgages
Whether you're upsizing, downsizing or relocating, we'll help you understand what you can afford and what happens to your existing mortgage when you move.
Our independent mortgage advisers can help you explore whether you could take your current mortgage deal with you or whether arranging a new one might be more suitable, guiding you through the process from start to finish.
Keep your existing mortgage deal or explore a new one
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Free initial chat, with no obligation
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Moving Home? Let's Work Out the Numbers
When you already own a home, working out your budget for the next one isn't quite as straightforward as it was the first time around.
How much equity will you have when you sell? Could you borrow more if you're moving somewhere more expensive? And will there be any charges for paying off your existing mortgage?
These are all things worth checking before you start making offers.
At Delta Mortgages, we'll help you understand the figures, explore your mortgage options and work out what your next move could realistically look like. We'll also look at the costs of keeping your current mortgage deal compared with arranging a new one, so you can make an informed decision.
Your Mortgage Options When Moving Home
Your existing mortgage won't automatically move with you when you buy another property, but that doesn't necessarily mean you have to give up your current deal.
There are several options worth exploring, depending on your existing mortgage, how much you need to borrow and the type of property you're buying.
When your moving dates don't align
If you're buying before your current home sells, we can discuss the options, including whether short-term finance might be appropriate.
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Moving Home With Delta – Three Simple Steps
Moving home comes with plenty of moving parts, especially when you've already got a mortgage to think about.
We'll help you get your finances organised early, understand your options and arrange a suitable mortgage for your next home. Here's how we'll guide you through the process.
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From Application to Moving Day
Once you've had an offer accepted, we'll arrange your mortgage application, deal with lender queries and keep you updated as things progress.
We'll also liaise with your estate agent and solicitor where needed, and keep an eye on mortgage rates before completion in case a more suitable deal becomes available.
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We'll Explore Your Mortgage Options
We'll check whether keeping your existing mortgage deal is possible and compare it with arranging a new mortgage, taking account of any fees or early repayment charges.
We'll also help you obtain a Decision in Principle when you're ready, giving you an initial indication of what a lender may be prepared to lend.
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Tell Us About Your Plans
We'll start with a free, no-obligation chat about your plans, your existing mortgage and what you'd like to achieve.
We'll help you estimate how much equity you have in your current home – that's the difference between its value and what you still owe on your mortgage. We'll also consider selling costs and any charges for repaying your existing mortgage, so you can get a clearer picture of how much money you might have available towards your next purchase.
From there, we'll look at how much you could borrow and what your overall moving budget might look like.
Access to a Wide Range of Mortgage Lenders
As independent, whole-of-market mortgage advisers, we can compare mortgages from high street banks, building societies and specialist lenders.
Whether you're looking to keep your existing mortgage deal or arrange something new, we'll compare the options available to you, taking account of interest rates, fees, early repayment charges and your individual circumstances.
Lenders shown are examples of those we can access. Mortgage availability and eligibility depend on individual circumstances.
How Much Can You Afford When Moving Home?
If you're thinking about moving, one of the first things you'll want to know is how much you can afford to spend on your next home.
Unlike buying your first property, you'll probably have some money tied up in your current home. But working out how much you'll have available, and what you could borrow on top, isn't always straightforward.
How much equity do you have in your current home?
Equity is the difference between what your property is worth and how much you still owe on your mortgage.
For example, let's say:
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Your home sells for £350,000
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Your outstanding mortgage is £200,000
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That leaves you with £150,000 in equity.
However, that doesn't mean you'll have the full £150,000 available towards your next property. You'll also need to account for estate agent fees, legal costs, any mortgage early repayment charges and other moving expenses.
How much could you borrow for your next home?
Once you have an idea of how much money you'll have from selling, the next step is working out what a lender might be prepared to lend you.
Even if you've had a mortgage for years, your borrowing capacity may have changed. Lenders will look at your current income, regular outgoings, existing financial commitments and how comfortably you could afford the repayments.
And remember, just because a lender is prepared to offer you a certain amount doesn't necessarily mean you'll want to borrow that much.
Putting the numbers together
Your available equity, plus the mortgage you can comfortably afford, will help determine your budget for your next home.
We can help you work through these figures before you put your property on the market or start making offers, so you've got a clearer picture of what's realistic.
Mortgage Borrowing Calculator
Wondering how much you could borrow for your next home?
Our Mortgage Borrowing Calculator gives you a quick estimate based on your income, helping you work out what might be within reach.
It's a useful starting point, but lenders assess affordability differently. We can look at your circumstances in more detail and help you understand what you could realistically borrow.
Can You Take Your Existing Mortgage With You?
If you've got a good mortgage deal, particularly one with a lower interest rate than those currently available, you might be reluctant to give it up just because you're moving house.
The good news is that some lenders will let you take your existing mortgage deal with you. This is called "porting" your mortgage.
Although it's often described as transferring your mortgage, technically your existing loan is repaid when you sell, and a new mortgage is arranged on the property you're buying, allowing you to keep your existing deal.
Not necessarily. Even if your current mortgage is portable, your lender will need to approve the move.
They'll reassess your income, outgoings, credit history and the property you're buying against their current lending criteria. So, if your circumstances have changed since you originally took out your mortgage, porting may not be possible.
If you're moving to a more expensive property, you may be able to keep your existing mortgage rate on the amount you already owe and borrow the additional money from your current lender as a 'top up'.
However, the extra borrowing will usually be on a product from your lender's current range, potentially with a different interest rate and end date. This means you could end up with two parts to your mortgage, which may need reviewing at different times.
If you're buying a cheaper property and don't need to borrow as much, you may still be able to port your mortgage.
However, if you're reducing the amount you owe while you're still tied into a deal, your lender may charge an early repayment charge on the amount you're paying off. This depends on your mortgage terms and any repayment allowances.
Sometimes, yes. Keeping your existing mortgage rate might seem like the obvious choice, but it isn't always the most cost-effective option.
A new mortgage could offer a more suitable rate or greater flexibility, particularly if your existing deal is coming to an end.
We'll check your current lender's porting rules, calculate any early repayment charges and compare the overall costs of keeping your existing deal against arranging a new mortgage.
We'll also consider the timing of your move, as some lenders have specific rules if your sale and purchase don't complete on the same day.
The aim isn't simply to keep your lowest rate – it's to find the mortgage arrangement that makes the most sense for your move.
What Does Moving House Cost?
It's easy to focus on the price of your next home, but moving comes with other expenses that can quickly add up.
If you're selling one property and buying another, you'll need to budget for costs on both sides of the move. Some will be payable upfront, while others can be paid from the proceeds of your sale.
Here's what to allow for when working out your moving budget.
If you're selling through an estate agent, you'll usually pay a fee based on the agreed selling price, although some agents charge a fixed amount. Check whether VAT is included in the quote and when the fee becomes payable.
You'll normally need a solicitor or conveyancer to handle both your sale and purchase. As well as their professional fees, there may be costs for searches, Land Registry fees and transferring funds.
Leasehold properties can involve additional legal work and charges, so it's worth getting a detailed quote before proceeding.
If you need help finding a solicitor, your Delta mortgage adviser can compare conveyancing quotes on your behalf and suggest a reputable firm to handle your move.
If you're buying a property in England or Northern Ireland, you may need to pay Stamp Duty Land Tax (SDLT). The amount depends on the purchase price and your circumstances.
If you're buying your next home before selling your current one, you may have to pay the higher SDLT rates for additional properties. You could be eligible for a refund of the additional tax if you sell your previous main residence within three years, subject to HMRC's rules and deadlines.
You can estimate how much you might need to pay using the Government's Stamp Duty Land Tax Calculator.
Buying in Wales or Scotland? Different property purchase taxes and rules apply.
Your solicitor or conveyancer can confirm the tax payable for your purchase.
Depending on your mortgage arrangements, you may need to budget for lender product fees, mortgage advice fees and valuation charges.
If you're paying off your existing mortgage before your current deal ends, there could also be an early repayment charge. This can sometimes run into thousands of pounds, so it's something we'd check early rather than leaving it until you've found your next home.
We'll compare the overall mortgage costs and explain any fees before you commit.
Your mortgage lender will arrange a valuation to check whether the property is suitable security for the loan. This isn't the same as a survey carried out for your benefit.
An independent property survey can help identify potential issues with the condition of your new home. The type of survey you choose will depend on the property's age, construction and condition.
Some lenders include a free mortgage valuation, but you'll usually need to pay separately for your own survey.
Don't forget the practical costs of moving, such as removals, storage, cleaning and any work you'd like to carry out on your new property.
You'll also need to arrange suitable buildings insurance at the appropriate point in the purchase, taking account of your lender's requirements and the contract.
If you're buying a leasehold property or a home with estate management charges, remember to factor the ongoing costs into your monthly budget too.
A little planning goes a long way. We can help you understand your mortgage-related expenses and how they affect the money available for your next purchase, so there are fewer financial surprises along the way.
Frequently Asked Questions for Moving House
Moving home can raise a few new questions, even if you've had a mortgage for years. Here are some of the things worth knowing before your next move.
Yes. You don't necessarily have to wait until your fixed-rate deal ends to move.
If your mortgage is portable (meaning your lender allows you to take your existing mortgage deal to a new property), you may be able to keep your current interest rate, provided you and the new property meet the lender's requirements.
Alternatively, you could arrange a new mortgage, although you may need to pay an early repayment charge for leaving your current deal.
We'll compare the options and costs before you make a decision.
Usually, yes, but you may not need to find the money from savings.
If you're selling your current property, the equity you've built up can normally be used towards the deposit for your next home.
How much you'll have available depends on your selling price, outstanding mortgage and any costs or charges that need to be paid.
If you're moving to a more expensive property, you might need additional savings, depending on how much you can borrow.
Potentially, although financing the purchase can be more complicated.
If you're keeping your existing property temporarily, lenders will consider whether you can afford both mortgages and any other financial commitments.
You may also face higher Stamp Duty Land Tax charges in England or Northern Ireland while you own two properties, although a refund may be available if you subsequently sell your previous main residence within the permitted timeframe.
It's worth exploring the mortgage and tax implications before committing to a purchase.
You might decide to sell and move into temporary accommodation while you look for your next property.
However, if you were hoping to keep your existing mortgage deal, it's important to check your lender's rules first.
Some lenders allow you to port your mortgage within a specified period after selling your property, potentially refunding an early repayment charge once the new mortgage completes. Others have stricter requirements.
We can check this with your existing lender before you agree your moving dates.
If you've already received a mortgage offer and the property purchase falls through, you may not have to start the entire mortgage process again.
Some lenders will allow an application to be amended for a different property, although they'll usually need to assess and value the new home.
Your mortgage offer may also have an expiry date, and a change of property could affect the mortgage product or amount available.
We'll speak to the lender, explain your options and help you work out the next steps.
You may still be able to move home, but lenders will assess your circumstances as they are now rather than when you originally took out your mortgage.
For example, you might have become self-employed, changed jobs, reduced your hours or taken on additional financial commitments.
Even if you're keeping your existing mortgage deal, your lender will normally carry out a new affordability assessment.
It's worth checking your options early, particularly if your income is now structured differently.
Negative equity means your property is worth less than the amount outstanding on your mortgage.
Moving can be difficult because the proceeds from selling your home won't be enough to repay the mortgage in full.
You may need savings to cover the shortfall, or to speak to your existing lender about whether any alternative arrangements are available.
If you're in this position, we'd recommend discussing your circumstances before putting your home on the market.
Yes, but there may be additional steps involved.
If you have a Help to Buy equity loan, you'll normally need to repay it when you sell. The repayment is generally calculated as a percentage of your property's current market value, rather than simply the original amount borrowed.
If you own a Shared Ownership property, your housing association or landlord may have the right to nominate a buyer for your share, and you'll need to follow the terms of your lease.
It's worth getting advice early so you understand the process, any additional costs and how much money you'll have available for your next purchase.
You can find more information on our Shared Ownership Mortgages page.
Yes, age alone doesn't necessarily prevent you from getting a mortgage.
Some lenders offer mortgages that continue into retirement, provided you can demonstrate that the repayments will remain affordable.
They'll consider your retirement income, existing commitments and the length of mortgage term you're looking for.
There are also specialist later-life lending options, including retirement interest-only and lifetime mortgages, although these won't be suitable for everyone.
We can help you explore the options available based on your circumstances and future plans.
Yes, it's a sensible time to check whether your existing cover still meets your needs.
If you're increasing your mortgage, extending the term or changing your financial commitments, your current life insurance, critical illness cover or income protection might no longer provide the level of protection you'd want.
You don't necessarily need to replace your existing policies. Sometimes the cover you already have is still appropriate, or it may be possible to make adjustments.
We can review what you have in place and help you understand whether any changes are worth considering. Don't cancel any existing cover before any new cover you've arranged has started.
Find out more about Mortgage Protection and Insurance.
How Delta Mortgages Can Help With Your Move
Moving home involves more than finding a competitive mortgage rate. Your existing mortgage, the timing of your sale and purchase, and your future plans can all affect which option makes the most sense.
At Delta Mortgages, we'll look at the bigger picture, explain your choices and help you navigate the mortgage process from your initial plans through to completion.
Understanding Your Existing Mortgage
We'll review your current mortgage deal, check whether you can take it to your next property and identify any restrictions or early repayment charges that could affect your plans.
Comparing the Overall Costs
A lower interest rate doesn't always mean a cheaper mortgage. We'll compare products, fees, charges and any additional borrowing to help you understand the overall cost of your options.
Finding Lenders That Fit Your Circumstances
Changed jobs, become self-employed or buying an unusual property? We'll check lender criteria and, where appropriate, speak to lenders before submitting an application to help identify potential issues early.
Keeping Things Moving
We'll manage your mortgage application, deal with underwriting queries and liaise with your estate agent and solicitor where needed. You'll have a dedicated adviser to contact throughout the process.
Looking Out for You Until Completion
Mortgage rates can change between application and completion. We'll review the available options before you complete and, where your lender allows, arrange a product change if a more suitable deal becomes available.
Meet the People Behind Delta Mortgages
Moving home can involve a lot of people, paperwork and decisions, so it helps to have someone you can turn to when questions crop up.
Our friendly, experienced mortgage advisers work with clients across the UK and Northern Ireland, offering straightforward advice and personal support throughout the mortgage process.
Get to know the people behind Delta.
Your property could be at risk if you do not keep up repayments on a mortgage, or any debt secured on it.
Written and reviewed by: Lauren Drake
Credentials: Mortgage, Protection & Equity Release Adviser – CertCII (MP & ER)
Date last reviewed: 08 October 2026
This page has been reviewed for accuracy and relevance. Mortgage criteria, product availability and legislation can change.
