Remortgage questions

Lenders do consider available unsecured credit, along with additional credit searches by other lenders?

How would a lender react if they saw (an extreme case....) 10 new credit applications, 5 new credit cards with an additional £100k of available credit being granted just before lending £250k?

Yes and no.

There is this whole thing that people think getting lots of searches on their credit report affect their ability to take out finance, its really very marginal, and would be factored in a bit more when it comes to loans, credit cards etc, unsecured finance where system based scoring is more heavily involved, even then it's marginal. If it came down this, you would have had to have been literally on the edge anyway.

When it comes to mortgages its a bit different, mortgage lenders don't lend based on your "credit score" or at least not those rubbish numbers that the likes of Experian or Equifax provide you.

Most lenders will have their own internal scoring systems based on a whole ton of data (some older lenders dont even do this, Family building society/NCBS and Cambridge Building Society its all manual for example) but the score is based on a whole ton of metrix, statistical based informaiton (eg X person, of X age, in X postcode, in X income bracket with X amount of kids etc etc etc etc the list goes on) based on however many thousands or 10 of thousands of mortgages written performed or didnt, and what percentages etc. These are constantly adjusted depending in the lenders risk appetite at any given time.

Obviously your personal credit search (note not score, dont get these confused) is factored in, and any adverse credit information will be checked against a lenders criteria, and unsecured debts factored into affordability, and for most lenders the systems will do this automatically at the initial stage (not all) and almost always be checked by a human prior to offer if it gets that far.

When it comes to previous searches, unless it was an extreme amount, these generally would not affect anything. Where it might be asked if there were several searches from other mortgage lenders prior to the application, because then the question may be asked, why were these searches done and no mortgage taken out, were they declined, and for what reason, is there something we are not being told? And even then likely be perfectly fine reasons for that.

It would have to be a pretty extreme amount to start affecting anything, yes I mean, in your example given, that would end up being a concern, I think most people would struggle to take out 100k of credit cards in a short space of time, but yes, I mean, if you somehow managed to do that, and then also, if the application was checked post offer (and as previously written, would have to be some extenuating circumstances or material change for this to even happen in the first place) then yes it could affect your mortgage offer.
 
Just an update.

Remortgage completed today.
The new credit card didn't cause any issues.

I do think Lloyd's were checking my credit file throughout the offer window as had a a soft search from them each month.

Appreciate the help on this one particularly.
 
If it's a regulated residential mortgage I'd be asking why?

Was an extension requested, or did the client "volunteer" the information to the lender?

How did the lender come about this information after the point of offer?

EDIT: I am guessing if the client didn't volunteer the information, the existing offer was still valid (as in, there would be no usual reason to perform further checks or otherwise find this out) they received third party information, which then caused the lender to do further checks. I am sure what they are telling you is true, but I wouldn't be surprised if its easier just to tell you that and use it as an excuse/fob off, rather then the actual reason/and possible avoids any risk of tipping off.

If this is a regulated residential mortgage, which I'm guessing it is unless this is on a BTL property or something else going on?

Residential mortgage offers being regulated are pretty much set in stone on the lender side (obviously you have no obligation to proceed as the potential borrower) but lenders really cannot withdraw a mortgage offer before the expiry date unless there are exceptional circumstances, one of which if they receive detrimental information from some fraud prevention system, which they were not aware of atvtbe time of issuing your mortgage offer, or you inform the lender of some change of circumstances after offer. It has to be something like this.

I'm guessing, but likely the lender did an AVM (automated valuation) on your property prior to offer, I've actually heard some don't even do that anymore.

You may also be able to get your existing offer extended, which provided you didn't get yourself some adverse credit or similar, would be almost a given and depending on the lender it's unlikely you'd actually have to do anything or pay any fee other than literally just putting in a request for an extension.

Just be aware they likely won't want to issue the extension untill maybe 2 - 3 weeks before the offer expires because the lender may run additional searches which cost money, and they won't want to do that months if advance.

I'd ask the lender though about their process for extending offers.

I wouldn't worry about your existing offer being withdrawn, it almost certainly will not happen.
Hi budforce. I have a question for you, you seem to know what you’re talking about. I have a mortgage application going through with Santander. It’s a transfer of equity. On my tracker it says the final checks have been done. And I have the formal offer. Valuation also been received. Stupidly Ive taken out 2 credit cards and have about £5000 in debt since they made me an offer. Only just realised my mistake. I’m now worried they will do a final credit check before releasing my funds. Is this something they do I’m very worried about it!
 
Hi budforce. I have a question for you, you seem to know what you’re talking about. I have a mortgage application going through with Santander. It’s a transfer of equity. On my tracker it says the final checks have been done. And I have the formal offer. Valuation also been received. Stupidly Ive taken out 2 credit cards and have about £5000 in debt since they made me an offer. Only just realised my mistake. I’m now worried they will do a final credit check before releasing my funds. Is this something they do I’m very worried about it!

Sorry I seemed to have missed this the other day.

I think provided it completes before your offer expires, the chances of them doing anything like that is very low.

IF the offer expires and you need to ask for an offer extension there is a chance they will run a new a credit search at that stage and then see those credit cards. It might not be the end of the world anyway, provided you are making the the payments, but they will likely factor the £5k into affordability so it all depends how tight it was.

Assuming this is a regulated mortgage (eg a mortgage for your own property to live in yourself) then the mortgage offer offer is binding on the lender side. Until the offer expires they cant withdraw it unless they have very good reason - and it would have to be pretty extreme, like if you got put in prision, or commited some fraud and ended up on a database or something like that. They wont go poking around for no reason.

The other thing you need to realise is mortgage lenders are looking to lend, not decline you. Now that they have done all the work it is not in their best interest to try and stop you proceeding.
 
Thanks for your response! I’ve never missed a mortgage payment or any other minimum repayment for that matter. I think my DTI will be around 41% from what I have calculated. Is that generally an issue at that percentage?
 
Hi budforce, sorry to bother you again. Have a couple of questions, was hoping you could answer these.

1. Is it true they pull credit again after 120 days or am I safe as long as I don’t need to extend my offer?

2. My original mortgage offer was issued on the 6th of June, but they then issued me a new offer on July 15th due to a change of solicitors on my application. No credit check was done but could this mean they would do another check at the end before releasing funds. Would it likely trigger a re check?
 
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