High Loan To Value Mortgage for High Net Worth Borrowers
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High Loan To Value Mortgage for High Net Worth Borrowers
When it comes to financing luxury properties, high net worth individuals often seek lending solutions that go beyond the conventional offerings of high street lenders. A high loan to value mortgage can be a powerful tool in this regard, enabling borrowers to access a larger loan amount relative to the property value. How much a borrower can borrow is determined by the property’s value, the borrower’s income, and lender restrictions. The maximum you can borrow is closely tied to the property’s value and the lender’s criteria. This type of mortgage is particularly attractive for those who want to retain liquidity while securing prime real estate or refinancing an existing portfolio. In this article, we explore the nuances of high LTV mortgages, the benefits they offer, and how bespoke lending solutions can meet the complex needs of affluent borrowers.
Unlock Exceptional Property Finance with Bespoke High LTV Lending
At Fitch & Fitch Private Office, we understand that high net worth borrowers require more than just standard mortgage options. Our expertise lies in arranging high loan to value (LTV) mortgages that provide access to up to 85–90% of the property’s value, sometimes even higher depending on your overall wealth profile and income structure. Unlike typical offerings from most lenders, these high LTV mortgages are tailored to clients who prefer to keep a smaller deposit or small deposit, preserving capital for investment, business ventures, or diversification. Private banks and specialist lenders can offer mortgages with higher LTVs for luxury homes and other property types, catering to clients with complex financial needs.
This bespoke approach ensures minimal friction and maximum discretion throughout the mortgage application process. Whether you are acquiring a luxury London residence, refinancing a portfolio, or unlocking liquidity from your property assets, our team works closely with specialist mortgage lenders who understand the unique challenges and opportunities facing high net worth individuals. High LTV mortgages can also be structured for buy to let property purchases, with specialised products available for investors. For interest-only mortgages up to 85% LTV, ideal for borrowers seeking to manage monthly payments efficiently, it is crucial to demonstrate your ability to pay monthly payments and show financial stability to secure a high LTV mortgage.
What Is a High Loan-to-Value Mortgage?
A high loan to value mortgage is defined by a borrowing amount that is 80% or more of the property value. While many traditional lenders cap the loan to value ratio at around 60–75%, private banks and specialist lenders often offer high LTV mortgages reaching up to 90% or even 95% in exceptional cases. A low LTV is generally associated with lower risk for the lender and can result in more favorable interest rates for the borrower. These lenders assess your application holistically, considering income sources beyond the usual salary, such as bonuses, dividends, offshore earnings, and rental income, which can strengthen a mortgage application, especially for high LTV cases.
High LTV mortgages are especially suited for:
– High earners with bonus-heavy income structures
– Professionals with global income streams
– Clients with significant assets tied up in pensions, shares, or trusts
– Individuals relocating to the UK who require immediate access to liquidity without a long UK credit history
By leveraging a higher LTV, borrowers can benefit from increased borrowing power while maintaining flexibility in their finances.
Why High LTV Mortgages Appeal to HNW Borrowers
For high net worth borrowers, preserving capital is often a key priority. Opting for a high loan to value mortgage allows you to retain cash reserves for other strategic purposes such as investment, tax planning, or business expansion. In addition to securing prime real estate or refinancing an existing portfolio, high LTV mortgages can also be used to remortgage existing properties, enabling you to access better rates or release equity. This approach helps avoid selling equity or triggering capital gains taxes on existing assets.
Moreover, these mortgages enable clients to leverage future liquidity events, including anticipated bonus payouts or asset disposals, without compromising current financial stability. Private banks and specialist lenders typically take a comprehensive view of your wealth, factoring in:
– Vested and unvested stock options
– Offshore income and assets
– Trust distributions
– Complex company structures or carried interest arrangements
At Fitch & Fitch, we ensure that every element of your wealth story is considered during the mortgage application, not just your basic income or credit score. This holistic underwriting approach distinguishes high LTV mortgages from standard lending products.
Who Offers High LTV Mortgage Products?
Accessing the best high LTV mortgages requires partnering with the right lenders. We collaborate with a network of:
Private banks that provide bespoke underwriting based on your total net worth and financial complexity
Specialist lenders who offer flexible affordability models tailored to your income structure
Boutique institutions comfortable underwriting loans based on bonus, dividend, and international income
Depending on your profile, including for borrowers over 50, we can help you secure a range of mortgage options, including:
– Interest-only mortgages up to 85% LTV, ideal for borrowers seeking to manage monthly payments efficiently
– Repayment mortgages with structured overpayment terms to reduce the overall cost and duration
– Short-term bridging facilities that can roll over into long-term private bank mortgages, offering flexibility in property acquisition or refinancing
This diverse lender panel ensures that you can find a mortgage solution perfectly aligned with your financial goals.
Loan to Value Considerations
When exploring high LTV mortgages, understanding the loan to value ratio is crucial. The LTV ratio measures the size of your mortgage loan compared to the property’s value, and it directly influences the mortgage deals available to you. A higher LTV means you’re borrowing a larger percentage of the property’s value, which typically results in higher interest rates and fees, as lenders perceive more risk.
To secure the most favourable mortgage terms, borrowers should aim for a lower LTV ratio whenever possible. This can be achieved by increasing your deposit amount, which reduces the loan to value and demonstrates lower risk to the mortgage lender. A larger deposit not only helps you access lower interest rates but also minimises the risk of negative equity if property values fluctuate.
High street lenders often have stricter LTV limits, especially for high-value properties, while private banks may offer more flexible terms and higher LTV ratios for clients with strong financial profiles. Consulting with a mortgage broker is essential—they can help you assess your deposit options, property value, and overall financial situation to determine the best LTV ratio for your needs. A good LTV ratio not only improves your chances of approval but also positions you to move up the property ladder and achieve your long-term financial goals with confidence.
Interest Rate and Fees: What HNW Borrowers Need to Know
For high net worth borrowers, it’s vital to be aware of how interest rates and fees can impact the overall cost of high LTV mortgages. Generally, a higher LTV ratio leads to higher interest rates, as lenders are taking on more risk. This means your monthly interest payments and the total cost of your mortgage can increase significantly with a high LTV mortgage.
In addition to interest rates, lenders may charge a product fee—often ranging from 0.5% to 2% of the loan amount—which can add a substantial sum to your upfront costs. Early repayment charges and other fees may also apply, so it’s important to review all terms carefully. The total value of your property and the size of your loan will influence the rates and fees you’re offered.
To secure the best mortgage deal, it’s wise to work with a mortgage broker who can negotiate with lenders on your behalf and compare mortgage rates across the market. A broker’s expertise can help you identify the most competitive interest rates and fee structures, potentially saving you a significant amount of money over the life of your mortgage. By understanding all the costs involved and comparing offers from different lenders, you can make informed decisions and secure the best possible mortgage terms for your high LTV loan.
The Mortgage Application Process for High LTV Loans
Applying for a high LTV mortgage is a detailed and sometimes complex process, especially for high net worth borrowers with diverse income streams and assets. To begin, you’ll need to prepare comprehensive financial documentation, including proof of income, details of your assets, and a breakdown of your expenses. This information helps lenders assess your creditworthiness and determine your eligibility for a high LTV mortgage.
Lenders will closely evaluate your loan to value ratio, the property’s value, and your deposit amount, alongside your overall financial profile. The application process may require you to provide additional information or clarification, particularly if your income is derived from bonuses, dividends, or international sources.
A well-prepared mortgage application, often supported by a mortgage broker, can streamline the process and improve your chances of securing favourable mortgage terms. Brokers are adept at presenting your financial situation in the best possible light and ensuring all necessary documentation is submitted promptly. The process can take several weeks to several months, depending on the complexity of your finances and the lender’s requirements, so it’s important to plan ahead and allow sufficient time.
By working with a knowledgeable mortgage broker, you can navigate the high LTV mortgage application process with confidence, avoid unnecessary delays, and secure the most suitable mortgage for your property purchase or refinancing needs.
Recent Case Studies
Case Study 1: 90% LTV for a £3.5m London Property
A senior private equity executive with income heavily weighted toward annual bonus and carried interest wanted to purchase a family home in Holland Park. High street lenders limited him to a 60% LTV due to the volatility of his bonus income. Leveraging our relationships, we arranged a 90% LTV interest-only mortgage through a European private bank, structuring repayments around his bonus calendar. As part of the approval process, the lender assessed the property’s location and value to determine the appropriate lending criteria. This bespoke solution allowed him to maintain liquidity while securing his dream home.
Case Study 2: 85% LTV for a Newly Relocated Banking Executive
A returning expat with limited UK credit history required rapid access to £2.7m for a Hampstead property purchase. With wealth held offshore and no recent UK earnings evidence, high street lenders were not an option. We secured an 85% LTV mortgage through a boutique lender who underwrote based on global assets and a confirmed employment contract. This facilitated a smooth mortgage application process despite the unconventional credit profile.
How Fitch & Fitch Private Office Can Help
Our Private Office clients benefit from:
Discreet access to high LTV lenders across the UK, Europe, and offshore markets
Tailored structuring advice that accommodates non-traditional wealth and income streams
Relationship-led underwriting, bypassing automated scoring models to highlight your full financial picture, delivered by a Award Winning Broker firm.
Full-service guidance throughout the mortgage application, from initial affordability assessments to final execution
We act as your advocate in all negotiations, ensuring mortgage lenders fully appreciate the depth and nuance of your financial position. This approach maximizes your chances of securing the best deals on high loan to value mortgages.
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Arrange a Discreet Consultation
If you are considering high LTV borrowing for a luxury property purchase, refinance, or liquidity event, our Private Office team is ready to assist. We specialise in mortgages ranging from £1 million to £25 million and beyond, with access to lenders who appreciate complexity, discretion, and performance.
Contact our Private Office team today at privateoffice@fitchandfitch.co.uk or call 020 7859 4339
