Buy-to-let

Get expert advice and support with your
Buy-to-let investment journey.

Google Rating
5.0
Based on 187 reviews
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Award Winning

Buy-to-let

Get expert advice and support with your
Buy-to-let investment journey.

Google Rating
5.0
Based on 187 reviews
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Award Winning

Investing in property is a thrilling journey, though even seasoned buyers can encounter challenges if not cautious.

Many are drawn by the potential for rental income, which offers a steady stream of funds for the self-employed or those retired. Additionally, property values often appreciate, promising capital growth, and it’s a straightforward asset to understand due to its tangible nature.

Buy-to-let mortgages are predominantly interest-only, meaning you pay just the interest each month, not the principal. This keeps short-term costs down but having a strategy to settle the loan or refinance later an important consideration. Some landlords opt for limited company structures to navigate tax changes, though these can involve higher interest rates. It’s wise to seek our specialist advisers who can help you weigh the benefits and drawbacks.

How it works

How it works

Investing in buy-to-let properties can be a lucrative way to generate income and build assets for future generations. Whether you’re an experienced landlord or a newcomer, we offer comprehensive support, from securing the best mortgage deal to understanding your legal obligations. Keep in mind, property values can fluctuate, and there may be periods without tenants.

Let-to-buy mortgages are another route, allowing you to rent out your current home and purchase a new one. This type of mortgage reverts your residential loan to buy-to-let, calculated based on rental income, freeing your personal income for a new mortgage. With adequate equity, you might release funds for a deposit, although let-to-buy mortgages typically cover up to 75% of the property’s value.

For those interested in Houses of Multiple Occupancy (HMO), our experts can assist as standard buy-to-let lenders often don’t cover this area. Seeking advice can help secure competitive rates, avoiding the high costs of commercial finance.

Holiday lets, spurred by platforms like Airbnb, offer landlords the chance to diversify, often yielding higher returns than traditional buy-to-lets. The key difference in mortgages is the tenancy duration; holiday lets have frequent turnovers, demanding different mortgage structures.

Investing in property in the UK requires careful planning. For your first buy-to-let property, you generally need a deposit of 20% to 25% of the purchase price, though some lenders might accept 15%. Additionally, there is a 5% stamp duty surcharge, and it’s wise to have cash reserves to cover maintenance and mortgage payments during vacancies, ideally six months’ worth of rent.Before buying, consider what type of property fits the location. For instance, houses with several rooms are often popular in student areas, while one-bedroom flats might be preferred by young professionals. Understand all costs involved, such as higher stamp duty for non-residential purchases, development expenses for furnishing or renovating, and necessary certificates like gas safety checks. Landlord insurance is essential, as regular home insurance won’t cover rental properties. If you have a mortgage, your lender will require this insurance.

Managing a buy-to-let can be time-intensive, so hiring estate agents for tasks like marketing and maintenance might be beneficial, with costs being tax-deductible.

When to apply

Knowing when to make your mortgage applications is crucial.

Before you dive into the exciting process of viewing properties, it’s always a good idea to have your mortgage agreement in place. This is also known as an Agreement in Principle (AIP).

Ready to speak to a Mortgage Advisor?

Our team provides expert, unbiased mortgage advice. Get in touch today to start your journey toward becoming a buy-to-let landlord.

Some forms of buy-to-let mortgage are not regulated by the Financial Conduct Authority.

Frequently asked questions

Frequently asked questions

To qualify for a buy-to-let mortgage, certain criteria must be met. Lenders evaluate your eligibility based on potential rental income, financial stability, and landlord experience. Although owning your own home is often required, some lenders may not insist on this. A separate annual income of around £25,000, unrelated to letting, is commonly needed, but some lenders have no minimum income threshold. Typically, a deposit of about 25% of the property’s value is required.

Yes, rental income in the UK is taxable. You need to report it as part of your total income and pay Income Tax on your net rental income, which is your total income minus allowable expenses. The tax depends on your overall income and tax rate. Deductions for expenses like mortgage interest and maintenance can reduce taxable income. Consulting an accountant is recommended before buying your first buy-to-let property.

Most lenders restrict letting to family members under standard mortgage terms. You may need a specialist mortgage for this, so consulting a mortgage adviser is crucial. They can explain your options and any unique terms. Legal and tax implications also apply, making it important to consult an accountant for compliance and informed decision-making.

Yes, but it depends on your personal circumstances and existing mortgage obligations. It’s advisable to consult a mortgage adviser who can evaluate your situation and provide guidance on your options.

Expanding your property portfolio requires careful planning. Assess your finances to ensure you have funds for deposits and ongoing expenses, and research investment locations. A mortgage adviser can help secure financing, as lender criteria may vary. Professional advice on property management and tax implications is also essential.

Landlords must comply with several regulations to ensure safe tenancies. These include regular inspections of gas and electrical installations, providing an EPC, securing tenant deposits in approved schemes, verifying tenant immigration status, installing required detectors, and maintaining the property.

Yes, but you may have limited mortgage options. Lenders often require you to own a residential property first. If you don’t own any property, your options may be fewer. A mortgage adviser can guide you to the best lenders for your situation.

A property is an HMO if at least three tenants form more than one household and share facilities like kitchens or bathrooms. An HMO licence may be required, depending on the property and location. Mortgage options for HMOs are limited, but an adviser can assist.

Purchasing through a limited company allows you to offset various property expenses, making it tax-efficient. You pay tax on profit after deducting expenses, including full mortgage interest. However, consider other taxes like dividends or salary.

Age restrictions depend on the lender. Some have no age limit, while others may set a maximum age of around 85 years.

There is technically no limit, but lenders impose restrictions on borrowing amounts, the number of mortgaged properties, and total loan-to-value ratios. Our expert brokers can help find the right lender based on these factors.

Yes, you can set up a Limited Company and purchase property through it immediately. Lenders typically require a personal guarantee, underwriting the directors or shareholders rather than the company itself. This process is similar to individual applications.

The buy-to-let mortgage market can be complex and confusing – that’s why we’re here! 

Some of our Google Reviews

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Frog Financial Management
5.0
Based on 187 reviews
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Tannaz Rastegar
Tannaz Rastegar
I can’t recommend Charley highly enough! From the very start, she made the process of getting my building and contents insurance seamless. She provided me with a list of options, sent detailed and informative emails, and was incredibly flexible, kind, and patient throughout.The whole experience has been fantastic, professional, efficient, and stress-free. The member portal is another great addition, making everything even more accessible and straightforward.I was so impressed that I even told my solicitor to recommend Charley to her clients. If you’re looking for someone who truly goes above and beyond, Charley is the one to trust. 100% recommend!
Denis Bywaters
Denis Bywaters
I went to Frog for mortgage advise on buying a second property. Initially Greg provided me with various options available to me and spent the time explaining the pros and cons of each. This made choosing the right option very easy, feeling confident with my choice. Likewise, Charley was a great help with finding me the right insurance for my new property and landlords insurance.
Se7en Group
Se7en Group
Thoroughly professional and superbly efficient service. Moving home is stressful enough. My buildings insurance was at least one thing I did not have to worry about.
sophie Stockton
sophie Stockton
I cannot recommend Frog enough. They have been so helpful and supportive.They have helped us to buy our first home and they were a huge helping hand when we had no idea where to start.Thank you so much for making the house buying process almost completely stress free.
Sammy Isaacs-Johnson
Sammy Isaacs-Johnson
We were recommended Frog by a family friend, and they have been absolutely brilliant through the whole house buying process. As first time buyers, the whole team has been so supportive always answering phone call and emails. Greg was so supportive when it came to our mortgage inquiries, very helpful and personable. Charley and Danni have been so helpful with insurances and Will writing, and we look forward to using them again in the future.
Nick Jones
Nick Jones
Frog Financial are definitely well worth a 5 star review, Greg and the team are fast, efficient and professional and always seem to put the customer first.
Mukesh Singh
Mukesh Singh
Frog financial management services provided us excellent help during purchase of our sweet first home in UK. Greg our advisor was very helpful, soft spoken person. Despite of my limited visa, Greg helped us to get mortgage with best available rate in the market.Highly recommended
Danielle Louise
Danielle Louise
I couldn’t recommend Frog Management more. Greg made the mortgage application process really easy for my boyfriend and I who were first time buyers. I’d first been in touch with Greg a year prior when we started our property search and once our offer was accepted I got straight back in contact with Greg who was prompt to get everything moving for us. I would highly recommend Frog Management!
Aaron
Aaron
The team at Frog have been fantastic throughout the entire process. Providing great advice and having a proactive approach, I can't recommend them enough!
Sam E
Sam E
The whole team at Frog were outstanding for us. Greg was our contact for our Mortgage application and he couldn't have been more helpful. He was always available and happy to help with anything, very knowledgeable and we really felt like he wanted the best for us. Charley and Danni also assisted us with insurance cover and they were very helpful and knowledgeable when it came to understanding the policies. They regularly checked in to see if they could help with the whole process, which was greatly appreciated. All the team made the house moving process that bit less stressful and are thoroughly recommended.
Maliha Zaidi
Maliha Zaidi
I recently worked with Charley to set up my contents insurance, and I couldn’t be happier with the experience. She was incredibly knowledgeable, professional, and took the time to explain all the details of the policy, ensuring it met my needs perfectly.The process was smooth and efficient, and Charley made sure I understood exactly what was covered and how the policy worked. She also provided excellent customer service, answering all my questions promptly and with patience.I highly recommend Charley to anyone looking for reliable insurance advice and support. Thank you for making this process so easy and stress-free!
Tom Roberts
Tom Roberts
I can't recommend Frog Financial Management enough!They were friendly, helpful and really responsive. It really felt they went above and beyond for us (saving us a few extra quid too).
Jolijn Bronneberg
Jolijn Bronneberg
Had a great experience with Frog Financial management. They work proactively, give good advise and are always quick on the ball. Would very much recommend.
Owen Adkins
Owen Adkins
If you're looking for mortgage, insurance or any other financial protection advice, you really couldn't do any better than Greg, Charley and the rest of the Frog team. Since putting our house on the market, Greg was very quick to respond and generous with his time - always explaining things clearly and what our options were. With Frog's support, we had trust that we were making the right choices for our family.
John Vassallo
John Vassallo
The team at Frog are oustanding. A big thanks to Charley (who is amazing) at helping with my home insurance.Thank you very much
Tom Harding
Tom Harding
I can't thank Frog Financial enough! They made buying our first home so easy and stress free. Greg was so helpful throughout the whole process and really took time to explain things in detail. The rest of the team were also super helpful and proactive and so responsive to our emails and phone calls. I honestly cannot recommend them enough!
sarah heduan
sarah heduan
Greg, Ruth & the whole team at Frog Financial have been amazing at securing mortgages for myself and my sister. We have had lots of changes & challenges and they have been very helpful & quick at responding to multiple questions! For myself, being self employed, Greg worked wonders to find a lender that worked. Fingers crossed until it all completes!
Lesley Ashton
Lesley Ashton
I highly recommend Frog Financial Management. Charley is fantastic, so helpful and sorts us out every year. Than you
Sacha Podda
Sacha Podda
Can't recommend Craig and his team enough! Amazing family ran business who will work tirelessly to provide you the best service. Got us exactly what we wanted and was always just a phone call away if we had any queries or needed some advice and support.Will definitely be using them again.
Katie Bryden
Katie Bryden
I could not recommend using Frog financials more!They are quick to reply to any queries via email and on the phone. They provide well informed advice and are exceptionally friendly when answering questions.I will definitely be using them again in the future!
Emma Hooley
Emma Hooley
Greg and the team have been super helpful throughout the whole mortgage process! Greg has explained each part of the application with great detail to make sure we understand it fully. They were prompt in their replies and made this a completely stress-free experience, highly recommend!
Paul Singh
Paul Singh
Very professional and knowledgeable service with great detail and kindness, I have been using frog services now for 12 years and am very happy with the products they find for me
Simon Gardner
Simon Gardner
After trying various agents and insurers, Frog FM was able to secure exactly what I needed and for a reasonable premium. Professional and friendly service. I know who to go to first next time!
Roger James
Roger James
I first contacted Frog several years ago and they are now my "go to" company for all financial matters and advice. I have always found them friendly, efficient and easy to deal with, and I applaud their ability to convert "financial jargon" into everyday understandable language.I also especially appreciate that they will contact and remind me when I need to review some aspect of my finances. I can without hesitation fully recommend Frog and all their team members
Alex Woodford
Alex Woodford
Charley and Danni have been exceptional in assisting me with managing my insurance requirements. They offer an outstanding and effortless service.
mireille lavollee
mireille lavollee
Amazing.Charley and Greg were amazing in listening to my needs and being able to offer the best solution for me.Thank you Charley for your patience with me. You have been incredible.I like the fact that they are a local company.I strongly recommend them.
Samantha Simpson
Samantha Simpson
I have used Frog Financial for several mortgages and cannot recommend them enough. Extremely helpful, professional and efficient and always going above and beyond to make the process as smooth as possible and finding the best options for me. Everyone in the team is brilliant to work with and I will of course be using them for all future mortgages! Sam x
Tom Evans
Tom Evans
I dealt with Greg to get a mortgage on my first property - he was fantastic, helped educate me on the process as well as coming up with outside of the box solutions, really happy with the service and will 100% use him again in the future.
Jason Benn
Jason Benn
An exceptional service given. Everyone we have spoken with has gone above and beyond to help us and answer all questions we have. Can not recommend Frog financial management enough and will be using them again in the future.Helena & Jason
Carl Goodman
Carl Goodman
Greg and the team at Frog Financial have been excellent with finding me a mortgage a couple of years ago and managing the renewal recently. They have been able to find the best deals in the market and provide good options and advice based on our conversations. They are friendly, attentive and responsive and I highly recommend them.
Grace Kearns
Grace Kearns
Amazing team could not have done it without them.
andrew grant duff
andrew grant duff
Excellent service from Charley on a non-standard building and contents insurance. She was prompt, and knowledgeable, and helped clarify various issues
Elena Prokopiou
Elena Prokopiou
Phenomenal service. I have and will recommend Frog Financial to everyone. Informative, helpful, great communication, so kind, and we really felt like the whole team cared about us. Took so much of the stress out of the process. We have no doubt that we will use Frog again! 🐸
William Oakes
William Oakes
Arranged our mortgage deal and building insurance with Frog. They were really helpful throughout the whole process and we would have no hesitation at all recommending to others.
K.K. Gres
K.K. Gres
Just the best, Greg helped me find a mortgage for my first property when other mortgage brokers couldn't find one to fit my needs. They were great answering any questions I had and helped me a lot throughout the house buying process. Also helped find and set up house insurance. Will be continuing to use them in the future and I highly recommend them.
Dave Shirvell
Dave Shirvell
I was directed to Frog Financial in September 2018 and received excellent financial advice and general guidance. Since then I have requested them to investigate house insurance for me and have always signed up to the suggested policies.I would have no hesitation in suggesting they are approached by my friends to discuss their requirements.
Response from the owner: Has it been 5 years already! How time flies when you're having fun! Thanks Dave for your lovely review, it's always a pleasure!
Jackie Samuel
Jackie Samuel
Charley was fantastic to work with. She was super efficient, working swiftly to find the best deal and to make it happen. I would be thrilled to recommend her and Frog Financial.
Response from the owner: Thank you very much Jackie, I'll be sure to pass that on to Charley!
Lawrence Mills
Lawrence Mills
The team at Frog did a stellar job of our remortgage, they took the stress out of the process with prompt, friendly and most importantly informative communication which made the whole process a breeze. We would not hesitate Frog to anyone. Thank you!
Response from the owner: Thanks very much Lawrence, that's what we're here for, glad we lived up to expectations! And may I say, a big thank you for the doughnuts, we're all rolling around the office now!
mark jordan
mark jordan
I have been using Craig and Greg for 3 years and I have been very impressed with the service from Frog. The mortgage solutions that I required were fairly unusual and Greg was able to provide a bespoke service to suit my needs.
Response from the owner: Hi Mark, very good of you to take the time to write us a glowing 5* review, it's appreciated by all of us! We look forward to speaking with you again soon!
samantha strudwicke
samantha strudwicke
Amazing financial service from Greg and his team.Really friendly, approachable and efficient. No waiting around for anythingGreat knowledge on helping me, they were also very patient and made the experience stress free. I will be recommending them to anyone needing help with mortgage /financial mattersFeel more secure now with help and advice given. Will be back again in 2 years
Clare Over
Clare Over
Amazing service...always a very professional and quick service. Would definitely recommend:)
Alice B
Alice B
I had a great experience with Frog Financial Management. Right from the start Greg was super reassuring and knowledgeable. As first time buyers we had a lot of questions and the whole team were always on hand to answer them. Greg, Danni and Charley were beyond helpful, always responsive and got everything that we needed sorted out, which added some peace of mind to what can be a scary process!
Ben
Ben
Frog Financial have been sourcing property finance for me for several years. Always on hand to offer advice in the ever changing and complex world of mortgages! Charley can also source competitive property insurance.
Response from the owner: Thanks for your 5* star review Ben! It's been a few years already, and we look forward to many more years of working together!
D Farrow
D Farrow
Craig,Ruth and the team have been fantastic.After a bad experience with another advisor, I contacted Frog.From the start Craig explained exactly how he would apply for the mortgage.My application was not straightforward as I had been Ltd for only one year.Craig, Ruth and the Frog team were extremely persistent at getting me the mortgage and always kept me updated and informed ,even calling out of hours for some reassurance.They are very professional and genuinely nice people, and great at what they do.I cannot recommend them highly enough.
Response from the owner: Thank you so much Dean! It has been a testing one, but Craig's quite tenacious! Thank you for your patience, and I'm very pleased that we got there in the end! We're very happy for you both.
Girish BP
Girish BP
Excellent service, very proactive and quick to source our insurance policy renewal options from the market. Would highly recommend them. Charley has been providing great service to us.
AK
AK
I’ve used Frog Financial services for nearly 3 years in a row for my home contents insurance. Charley is beyond professional and helpful and is always willing to to go above and beyond with any questions I may have. I would high recommend their services!
Mandy Kent
Mandy Kent
I have just used frog financial management for equity release. They were helpful and informative. They helped me every step keeping me well informed. Thankyou to all the team, I would definitely recommend them.
Megan Booth
Megan Booth
I wouldn't go anywhere else for mortgage help than Frog Financial. They are so helpful throughout the whole process and no question is too big or too small for them. I'd recommend them to anyone.
Response from the owner: We do try hard to make the process as smooth as possible for our clients, so very pleased to hear that we've succeeded! It was a pleasure! Take care and speak soon.
Grace Kearns
Grace Kearns
Couldn’t recommend higher. Fantastic team from beginning to end. Managed to secure me a great mortgage even in these tricky times.
olubunmi ogunniyi
olubunmi ogunniyi
Usually, I am always reluctant in giving out services base on google search as I believe in referrals for certain important & delicate things like getting a mortgage application done perfectly well. However, I will say my opinion has now changed based on the professionalism and way my application was handled at Frog! I am grateful to Craig, Val, and the whole team at Frog- You all have made me realise that a client does not need to be seen face to face before a great client base work can be carried out! Well done for the fantastic job done in getting my mortgage application through, hitch free. I am happy I made the decision to bet on you when my initial broker disappointed me :). I will recommend Frog to friends, family and anyone reading this.
Response from the owner: Hi Bunmi, we really do appreciate you taking the time to say thank you! One month from application to completion made it a real pleasure! I'm glad we stepped up to the plate when you really needed us to! Thanks again, from all the team at Frog!
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Initial consultation

We offer you initial no obligation consultations. Frog Financial Management will bear the cost of this, where we will: Describe our services more fully and explain the payment options. Gather and analyse personal financial information about you and your aims and objectives. Recommend and discuss any action we think you should take.

Refund of fees
All fees are fully refundable should we be unable to achieve a Lenders Mortgage Offer (as applied for), except in the following circumstances:
Client not proceeding due to own choice. | Client not proceeding due to valuation issues. | Client not proceeding due to property chain issues. |Client non-disclosure of material facts.

Example of fees
for residential mortgages
We typically charge £479,
payable on application.

Standard residential mortgage – £479
Shared ownership and Right to Buy – £524
Product switch – £95
Complex/impaired credit history – £697

Example of fees
for buy-to-let mortgages
We typically charge £479,
payable on application.

Standard Buy-To-Let mortgage – £497
Limited company Buy-To-Let mortgage – £647
HMO Properties/Portfolio landlords*- £679
Product switch – £95
Complex/impaired credit history and non-standard properties – £879
*A ‘Portfolio Landlord’ is defined as client(s) having four or more buy-to-let properties (mortgaged or mortgage free), on completion of this mortgage transaction.

Example of fees
Commercial mortgages
We typically charge £687,
payable on application.

Business Finance – £897
Development Loan – £897
Commercial Mortgage – £687
Bridging Loan – £687

Example of fees
Lifetime mortgages
We typically charge £995,
payable on application.

Standard Lifetime mortgage – £995
Complex property construction types – £1,295