Author: timdurman

Buying or selling a home should be one of life’s exciting milestones.

Too often, however, it becomes one of the most stressful.

A buyer finds a property, agrees a price, starts the mortgage process, pays for legal work and waits for everything to move forward. A seller accepts an offer, begins making plans and may even find their next home. Then, weeks or months later, something goes wrong.

A buyer pulls out. A seller changes their mind. A problem appears in the paperwork. The chain breaks down. Or another offer comes in at the last minute.

It is frustrating, expensive and, for many people, deeply upsetting.

That is why the Government’s planned reforms to the home buying and selling process in England and Wales are worth knowing about. The aim is to make the system faster, clearer and more certain, with fewer transactions collapsing after buyers and sellers have already spent time and money¹.

More information before a home is listed

One of the biggest proposed changes is the introduction of more upfront information when a property goes on the market.

At the moment, many important details only become clear after an offer has been accepted. That can include the condition of the property, leasehold costs, service charges, ground rent, building work, guarantees and whether the seller is part of a chain.

Under the new proposals, sellers and estate agents would be expected to provide more of this information at the beginning.

For buyers, that could mean a clearer picture before making an offer.

For sellers, it could mean gathering documents earlier and being better prepared before the property is listed.

In theory, this should reduce the number of nasty surprises that appear late in the process.

Earlier agreements between buyers and sellers

Another important proposal is the introduction of binding agreements earlier in the transaction.

Currently, in England and Wales, an accepted offer is not usually legally binding. Either the buyer or the seller can still walk away before exchange of contracts.

That can create real uncertainty.

A buyer may have spent money on a survey, solicitor and mortgage work, only for the seller to accept another offer. Equally, a seller may take their home off the market and turn away other buyers, only for the original buyer to withdraw.

The Government wants to reduce this by creating more commitment earlier in the process.

The detail will matter, because there still needs to be room for genuine issues such as survey problems, legal defects or changes in lending circumstances. However, the intention is to make late-stage withdrawals less common and give both sides greater confidence once a sale has been agreed.

A more digital home moving process

The paperwork involved in buying and selling a home can be slow.

Documents may need to pass between estate agents, solicitors, mortgage lenders, surveyors, local authorities and other parties. Information is often requested several times, checked manually and chased repeatedly.

The proposed reforms include a move towards better digital property information, digital identity checks, electronic signatures and improved data sharing between the professionals involved¹.

This may sound technical, but it could make a real difference.

If key information can be shared more quickly and securely, transactions should be easier to track and less likely to be held up by missing or duplicated paperwork.

Higher standards for estate agents

The Government is also looking at professional standards in the estate agency sector.

This could include a code of practice and mandatory qualifications for agents¹.

Many estate agents already operate to a high standard, but the aim is to create more consistency across the market. For buyers and sellers, that should mean clearer expectations, better communication and a more professional service.

When you are dealing with one of the largest financial transactions of your life, the quality of the people involved matters.

What happens next?

These reforms are a positive step, but they will not change the market overnight.

Some changes may come in sooner than others, while the bigger reforms are expected to take time to introduce properly.

So, for now, buyers and sellers still need to work with the current system.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

All the information in this article is correct as of the publish date 25^th June 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

References:

1. GOV.UK (2026). Homebuying shake-up to slash delays, cut costs and stop sales falling through. [online] GOV.UK. Available at: https://www.gov.uk/government/news/homebuying-shake-up-to-slash-delays-cut-costs-and-stop-sales-falling-through            [Accessed 23 June 2026].

The rules around getting a mortgage could change if new proposals from the Financial Conduct Authority are approved¹.

The Financial Conduct Authority, also known as the FCA, regulates the UK mortgage market and sets rules that lenders must follow. Its latest Mortgage Rule Review is looking at whether parts of the current system could be made more flexible, particularly for people who may be able to afford a mortgage but find it difficult to meet traditional lending criteria¹.

The proposals are intended to support groups who may currently be underserved by the mortgage market, including first-time buyers, self-employed people, borrowers with variable income, older homeowners and those with historic credit issues¹.

Nothing has changed yet. The consultation is open until 28 July 2026, and the FCA will consider responses before deciding whether to introduce any new rules¹.

Why are mortgage rules being reviewed?

Mortgage rules are there to protect borrowers and make sure lending is affordable. Lenders need to check that customers can manage their repayments, both now and in the future.

However, the way people earn, borrow and manage their finances has changed. Many people no longer have one straightforward monthly salary. Some are self-employed, some work on contracts, some have income that changes throughout the year, and some want to borrow later in life.

The FCA is considering whether lenders should have more flexibility to assess people as individuals, rather than relying too heavily on standard rules that may not reflect their full financial position.

This is not about removing affordability checks. It is about asking whether responsible lending can be made more practical for modern borrowers.

Who could benefit from the proposals?

The proposed changes could help people whose circumstances are less straightforward.

That may include first-time buyers who can afford monthly payments but struggle to pass certain affordability checks. It may include self-employed workers whose income varies from year to year. It could also help older borrowers looking at later-life mortgage options, or people whose credit history does not fully reflect their current financial situation.

The impact will depend on the final rules and how lenders choose to apply them. Even if the proposals are approved, not every borrower will automatically find it easier to get a mortgage.

More support for people with changing income

One of the areas under review is how lenders assess income that is not fixed.

This could be relevant if you are self-employed, a contractor, a freelancer, a seasonal worker, or someone with more than one source of income. It may also apply if part of your income is paid in a foreign currency.

At the moment, some borrowers can find it harder to get a mortgage because their income does not fit neatly into a standard employed salary. A lender may want several years of evidence, or may take a cautious view of income that changes from month to month.

The proposed changes could give lenders more room to look at the reality of your earnings and spending patterns. That could lead to fairer assessments for people who can afford a mortgage, but whose income does not follow a simple monthly pattern¹.

You would still need to provide evidence of income and show that the mortgage is affordable.

A more balanced view of past credit issues

The proposals could also help some people who have had credit problems in the past.

A missed payment, default or other credit issue can make a mortgage application more difficult, even if the problem happened some time ago and your finances have improved since then.

The FCA is considering whether lenders should have clearer scope to distinguish between historic credit issues and current financial difficulty¹.

This could mean that lenders place more weight on your current circumstances, such as your income, outgoings, savings, recent credit behaviour and overall ability to manage the mortgage.

Past credit issues would still matter. Lenders would still need to understand what happened and assess the risk. But the approach could become more rounded, particularly where the issue was historic or isolated.

More options for older homeowners

The review also looks at borrowing in later life, including retirement interest-only mortgages.

A retirement interest-only mortgage allows you to pay the interest each month, with the loan usually repaid when the property is sold, when you move into long-term care, or when you die.

For some older homeowners, this type of mortgage may help them manage borrowing, stay in their home, or access money tied up in the property.

The FCA’s proposals could give lenders more confidence to offer suitable later-life mortgage options. However, borrowing in later life needs careful thought. It can impact means tested benefits, future choices, inheritance plans and the value of your estate.

You should always seek regulated advice before considering later-life borrowing.

Interest-only mortgages may become more flexible

The FCA is also considering changes to interest-only and part interest-only mortgages.

With an interest-only mortgage, your monthly payments cover the interest, but not the original loan amount. This means you still need a plan to repay the capital at the end of the mortgage term¹.

The proposed changes could allow lenders to take a more flexible approach when considering interest-only borrowing and repayment strategies.

This could help some borrowers, especially where a repayment mortgage is not the only suitable option. However, interest-only borrowing carries important risks. If your repayment plan does not work, you may need to sell your property or find another way to repay the loan.

A mortgage adviser can help you understand whether this type of mortgage is appropriate for your circumstances.

What could this mean for first-time buyers?

For some first-time buyers, the proposals could make the mortgage process more accessible.

This may be helpful if you have a good income but struggle with affordability calculations, have variable earnings, or have a historic credit issue that does not reflect your current financial position.

If lenders are given more flexibility, they may be able to look at the wider picture rather than deciding based only on standard criteria.

That said, affordability will still be central. You will need to show that you can manage your mortgage payments and wider household costs. Lenders will also want to consider what could happen if interest rates rise or your circumstances change.

Speaking to a mortgage adviser early can help you understand how much you may be able to borrow and what steps you can take to improve your position.

What could this mean if you are self-employed?

Self-employed borrowers often face a more detailed mortgage process because their income can be harder to assess.

You may have profits that change from year to year, income taken as dividends, money retained in the business, or contracts that do not look like a standard payslip.

The proposed rule changes could encourage a more practical approach to assessing self-employed income. Instead of focusing only on rigid requirements, lenders may have more flexibility to consider the strength and sustainability of your overall financial position.

This could lead to more choice for self-employed borrowers over time.

Preparation will still be important. Keep your accounts, tax calculations, bank statements and income evidence organised, and speak to an adviser before applying.

What could this mean if you are moving home?

If you are planning to move, the proposals could affect both your own mortgage options and the wider market.

A more flexible lending environment could help some buyers access mortgages, which may increase demand. If you are selling, that could be positive. If you are buying, it may mean more competition for suitable homes.

For your own application, lenders may be able to take a more tailored view of your circumstances, especially if your income, age, credit profile or borrowing needs have changed since you last applied for a mortgage.

Before making plans, it is worth checking what you could borrow and whether your current circumstances are likely to meet lender criteria.

Will mortgages become easier to get?

For some borrowers, they might.

The proposals are designed to help creditworthy people access suitable mortgages where current rules may be creating unnecessary barriers. However, they will not mean that everyone can borrow more easily.

Lenders will still need to check affordability. They will still look at income, spending, credit commitments, deposit, property value and the overall risk of the mortgage.

The likely direction is more flexibility, not weaker standards.

What happens next?

The FCA consultation runs until 28 July 2026. After that, the FCA will review the feedback it receives and decide whether to move forward with changes.

If new rules are introduced, lenders will then need to decide how to reflect them in their own criteria and application processes. This means the practical impact may take time to appear and could vary between lenders.

For now, the changes remain proposals.

If you are thinking about buying, remortgaging, moving home, borrowing in later life, or applying with more complex circumstances, speak to a mortgage adviser. They can explain the options available.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

All the information in this article is correct as of the publish date 25^th June 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the below links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

References: 

1. FCA. (2026). CP26/18: Mortgage rule review – supporting first-time buyers and underserved consumers. [online] Available at: https://www.fca.org.uk/publications/consultation-papers/cp26-18-mortgage-rule-review-responsible-lending   [Accessed 23 June 2026].

Britain’s record-breaking May heatwave has sent families into gardens, parks and beaches, with barbecues lit, patio doors left open and garden furniture brought out for the summer¹.

But while the sunshine has been welcomed by many, homeowners are being urged to check whether their home insurance is ready for the risks that can come with hot weather.

The Met Office provisionally reported that the UK’s May temperature record was broken this week, with 34.8°C recorded at Kew Gardens¹. The UK Health Security Agency also issued amber and yellow heat-health alerts across England, warning that high temperatures could create risks for vulnerable people².

For households, the warning is not just about staying cool. Warm weather can also bring situations where theft, accidental damage, fire risks and emergency repair costs are easier to overlook.

And many homeowners may not realise what is and is not covered until they come to make a claim.

Why summer can be risky for your home

Home insurance is often something people arrange once and then forget about. But the way we use our homes changes significantly during the summer.

Windows are left open for ventilation. Doors can be left unlocked while people move between the house and garden. Bikes, tools, garden furniture and barbecues are brought outside. Families go away for weekends or longer holidays. Children are at home more. Guests visit for garden parties and barbecues.

Each of these situations can create a risk that may not be fully covered by a standard policy.

A stolen bike left in the garden may be treated differently from one locked inside the home. A damaged floor or broken window may not be covered unless accidental damage has been added. A fire caused by a barbecue too close to the house could lead to difficult questions from an insurer.

The issue is not that homeowners are careless. It is that many assume their insurance is broader than it really is.

Check whether garden theft is covered

Garden theft is one of the easiest summer risks to overlook.

Lawnmowers, power tools, garden furniture, children’s play equipment, bicycles and barbecues can all be expensive to replace. Yet some contents insurance policies have strict limits for items kept outside, in sheds, garages or outbuildings.

Others may require items to be locked away securely when not in use.

That means a family who leaves garden furniture out overnight, or keeps expensive tools in an unlocked shed, could find that a claim is reduced or rejected.

Homeowners should check whether their policy includes cover for items outside the home, whether there are single-item limits and whether outbuildings have to meet specific security requirements.

Barbecues, fire pits and patio heaters can create problems

A barbecue may feel like a harmless part of summer, but fire is one of the most serious risks to a property.

During periods of hot and dry weather, the risk can increase, particularly when barbecues, fire pits or patio heaters are used near fencing, decking, sheds, dry grass or the house itself.

Fire is commonly covered under home insurance, but policy wording and exclusions vary. Insurers will usually expect homeowners to take reasonable care. That means keeping flames well away from the property, not leaving them unattended and making sure ashes and coals are fully extinguished before disposal.

If a fire starts and the insurer believes reasonable precautions were not taken, it could affect the claim.

It is also worth checking whether outdoor cooking equipment, garden structures or outbuildings are included within the policy.

Do you have accidental damage cover?

Accidental damage is one of the most commonly misunderstood areas of home insurance.

Many homeowners assume it is included automatically. In reality, it is often an optional extra.

Without it, a policy may not cover incidents such as a broken window, damage caused during DIY, a spilled drink damaging a carpet, or a child knocking over an expensive item.

That matters during summer because homes tend to be busier. People entertain more, children are around more often during school holidays and DIY projects become more common.

For households with children, pets, regular visitors or planned home improvements, accidental damage cover may be worth reviewing.

Home emergency cover is not the same as home insurance

Home emergency cover is another area where homeowners can get caught out.

A standard buildings insurance policy may cover damage caused by an escape of water, depending on the circumstances. But it may not cover the cost of locating the leak, arranging an urgent callout or fixing the original problem.

Home emergency cover is designed to help with urgent issues such as plumbing problems, electrical faults, roof damage, broken boilers or the loss of essential services. It will usually include callout fees, labour and basic parts, but only up to a set claim limit.

The details matter. Some policies include emergency cover automatically, while others offer it as an add-on. Some limit the number of callouts each year or cap the amount that can be claimed.

With emergency tradespeople often costing more during evenings, weekends or bank holidays, homeowners should understand what support they would have if something went wrong.

Hot weather does not remove the risk of storms

It is easy to associate summer with sunshine, but hot spells can be followed by thunderstorms, heavy rain and flash flooding.

Many buildings insurance policies include storm damage, but policy limits, excesses and exclusions vary.

A homeowner may be covered if a storm damages the roof or a falling branch hits the property. However, insurers may look at whether the home has been properly maintained. If gutters are blocked, roof tiles are already damaged or trees have been neglected, this could create problems when making a claim.

The same applies to flooding. Homeowners should check what their policy says about flood damage, excesses and any restrictions based on the property’s location.

The cost of getting it wrong

Home insurance premiums have risen sharply in recent years, partly because of higher repair costs and weather-related claims³.

The Association of British Insurers reported that the average annual price of combined buildings and contents insurance reached £395 in 2024, up from £340 in 2023. The ABI also reported that insurers paid out a record £585 million for weather-related damage to people’s homes and possessions in 2024³.

Water damage is another major source of claims. The ABI says escape of water is one of the most common types of domestic property damage claims, with insurers paying out £1.8 million for it every day⁴.

That has made many households more price sensitive at renewal. But the cheapest policy is not always the most suitable.

A lower premium can sometimes mean higher excesses, lower claim limits or fewer optional extras. These differences may not be obvious when comparing policies quickly online.

The real test of a policy comes when something goes wrong.

A homeowner who discovers that garden items are not covered, accidental damage was never added or emergency callouts are excluded could face a bill running into hundreds or even thousands of pounds.

Why getting advice can help

It is easy to think of home insurance as a simple renewal job. A price appears in your inbox, you compare it with a few alternatives online, and you pick the option that looks affordable.

The difficulty is that the cheapest policy is not always the one that gives the right protection.

This is where advice can make a real difference. Where a mortgage broker or insurance adviser is authorised to advise on or arrange insurance, they can help homeowners look beyond the monthly premium and understand what a policy actually covers.

That may include checking whether buildings cover reflects the current rebuild cost of the property, whether contents limits are realistic, and whether items kept in gardens, sheds, garages or outbuildings are protected.

They can also explain optional extras such as accidental damage, personal possessions cover and home emergency cover, and help clients understand where exclusions, claim limits or excesses may apply.

This can be particularly useful where circumstances have changed. If you have extended your home, renovated a kitchen, bought new furniture, added a garden office, started working from home or purchased expensive electrical items, your existing policy may no longer reflect the property you actually live in.

For homeowners with a mortgage, this is particularly important. Your home is likely to be your largest financial commitment, and buildings insurance is usually a condition of the mortgage. But simply having a policy in place does not always mean you have the right level of protection.

The aim is not to add unnecessary extras. It is to help homeowners make an informed decision and reduce the risk of discovering a gap in cover only after something has gone wrong.

When should you review your cover?

A heatwave is a useful reminder, but home insurance should ideally be reviewed at least once a year.

It is particularly important to check your cover if you have renovated, extended, bought expensive new items, changed how you use your home, started working from home or added garden buildings.

You should also check your policy if you are going away during the summer. Some insurers have rules about how long a property can be left unoccupied, and they may expect certain precautions to be taken.

These could include locking windows and doors, setting alarms, asking someone to check the property, or turning off certain appliances.

A summer home insurance checklist

Before the weather gets any more unpredictable, homeowners should ask themselves the following questions.

Are bikes, tools, garden furniture and barbecues covered if they are stolen?

Are sheds, garages and outbuildings included?

Do I have accidental damage cover?

Would my policy respond if a barbecue, fire pit or patio heater caused damage?

Do I have home emergency cover?

Are leaks, storm damage and flood damage covered?

Have I told my insurer about home improvements or valuable items?

Do I understand my excess, policy limits and exclusions?

Are there any restrictions if I leave my home empty while I am away?

If the answer to any of these questions is unclear, it is worth checking the policy documents or speaking to an adviser.

The bottom line

The record-breaking May heatwave has been a reminder that British weather can change quickly and dramatically.

For homeowners, summer brings more than sunshine. It can also bring theft risks, fire hazards, accidental damage, emergency repairs and sudden storms.

A short insurance review now could help avoid a costly surprise later.

If you are unsure whether your buildings, contents or home emergency cover still suits your circumstances, speak to your mortgage broker or insurance adviser.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

References: 

1. Met Office. (2026). Provisional spring daily temperature record as heatwave continues. [online] Available at: https://www.metoffice.gov.uk/about-us/news-and-media/media-centre/weather-and-climate-news/2026/provisional-spring-daily-temperature-record-as-heatwave-continues [Accessed 26 May 2026].
2. GOV.UK.  (2026). UKHSA issues amber and yellow heat-health alerts across England. [online]. Available at: https://www.gov.uk/government/news/ukhsa-issues-amber-and-yellow-heat-health-alerts-across-england[Accessed 26 May 2026].
3. Association of British Insurers (2025). More action needed to protect properties as adverse weather takes record toll on insurance claims in 2024 | ABI. [online] Available at: https://www.abi.org.uk/news/news-articles/2025/2/more-action-needed-to-protect-properties-as-adverse-weather-takes-record-toll-on-insurance-claims-in-2024/     [Accessed 26 May 2026].
4. Association of British Insurers (2025). Burst pipes and water leaks | ABI. [online] Available at: https://www.abi.org.uk/products-and-issues/choosing-the-right-insurance/home-insurance/burst-pipes-and-water-leaks/[Accessed 26 May 2026].

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

All the information in this article is correct as of the publish date 28^th May 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

If you are thinking about selling your home this summer, the market may look encouraging at first glance.

Asking prices have been holding up, homes are still selling, and many buyers remain active. But look a little closer and the picture becomes more complicated.

Rightmove’s May 2026 House Price Index reported that the average price of property coming to market rose by 1.2% in May to £378,304. Sales agreed were 4% lower than the same period last year, suggesting that activity has not disappeared¹.

However, sellers should not confuse a steady market with an easy one.

Rightmove also reported that buyers now have the widest choice of homes for sale at this time of year since 2015, while around 32% of homes on the market have had a price reduction¹.

That matters because buyers with more choice can afford to be more selective. They may compare similar homes more carefully, question asking prices more closely and take longer before making an offer.

For sellers, this does not mean panic. But it does mean preparation.

If you want to sell this summer, here are five things worth knowing before your property goes on the market.

1. More choice means buyers can be more selective

In a market where buyers have fewer homes to choose from, they often move quickly and may be willing to compromise.

When there are more properties available, the balance changes.

Buyers can compare similar homes in the same area. They can look at price, condition, garden size, parking, energy performance, local schools, transport links and how much work the property needs.

A buyer may still love your home, but they will also be asking whether it represents the best value compared with everything else they have seen.

That is why sellers need to think beyond simply listing the property and waiting for interest.

Presentation, price and timing all matter. A well-presented home at a realistic price is more likely to attract serious buyers than one that relies on hope and an ambitious asking figure.

2. Pricing too high can cost you early interest

The first few weeks after a property is listed are often the most important.

This is when your home is fresh on the property portals, when buyer alerts are sent out, and when estate agents are likely to have registered applicants ready to view.

If the asking price is too high during that early window, serious buyers may scroll past it.

Some sellers assume they can start high and reduce later if needed. That can work in some cases, but it can also create problems. By the time the price is reduced, the listing may already feel stale. Buyers may wonder why it has not sold. Some may see the reduction as a reason to negotiate even harder.

A realistic asking price does not mean underselling your home. It means looking at the market as it is today.

Ask your estate agent about recent agreed sales, not just advertised prices. Look at how long similar homes nearby have been on the market. Check whether comparable properties have already reduced their asking price.

The question is not only what your home is worth to you. It is what a proceedable buyer is likely to pay in the current market.

3. Presentation matters when buyers have alternatives

Buyers are not just comparing prices. They are comparing how homes feel.

A cluttered hallway, tired bathroom, scuffed walls or overgrown garden may not stop someone buying on its own. But it can create hesitation, and hesitation can lead to lower offers.

Before your home is photographed, walk through it as if you are viewing it for the first time.

Clear kitchen worktops. Tidy shoes, coats and bags from the hallway. Remove bulky furniture that makes rooms feel smaller. Touch up marked walls. Replace broken lightbulbs. Fix loose handles. Clean grout and reseal around the bath or shower if needed.

The outside of the property matters too. The front door, driveway, path and garden all contribute to the first impression.

Late spring and early summer can work in a seller’s favour because homes often look brighter and gardens can look their best. Make the most of that. Clean windows, open curtains and blinds, cut the grass, sweep the patio and create a simple outdoor seating area if you can.

Buyers should be able to imagine themselves living there, not mentally listing the jobs they would need to do.

4. Summer can help, but timing still matters

The end of May and early June can be a useful time to go to market.

Homes are often lighter, gardens are more appealing, and some families may be thinking ahead to a move before the next school year.

But sellers should also be realistic about the summer timetable.

As the main holiday season approaches, viewings can become harder to coordinate. Buyers go away. Sellers go away. Solicitors, surveyors and estate agents may have staff on leave. Even motivated people can become harder to pin down.

That does not mean you should rush into selling before you are ready. But if you are serious about moving this year, it is sensible to get organised before the summer holiday season is fully under way.

Gather key paperwork. Speak to your estate agent about the best launch date. Prepare your home before photographs are taken. Understand your onward plans.

A good property can still sell in summer, but a prepared seller is in a stronger position than one who is trying to make decisions under pressure.

5. Know your mortgage position before you accept an offer

Selling your home is not just about finding a buyer. It is also about understanding what happens next.

If you have a mortgage, you should check whether there are early repayment charges, whether your existing mortgage can be moved to a new property, and what your borrowing options may look like if you are buying again.

This is particularly important while mortgage affordability remains a key factor for buyers and sellers.

Rightmove’s May 2026 House Price Index reported that the average two-year fixed mortgage rate had fallen to 5.18%, down from 5.42% the previous month¹. That may offer some encouragement, but mortgage rates remain much higher than many borrowers were used to during the ultra-low-rate years.

Your next move may depend not just on the price you sell for, but on what you can borrow, what your monthly payments could be, and whether your current mortgage creates any restrictions.

A mortgage broker can help you understand your options before you accept an offer or commit to your next purchase.

That can include looking at affordability, potential monthly payments, product transfer options, remortgaging, porting an existing mortgage and any early repayment charges that may apply.

Having this information early can help you make more confident decisions and reduce the risk of delays once a buyer is found.

What should sellers do now?

This is not a market for panic. Homes are still selling, and many buyers remain active.

But it is not a market for guesswork either.

If you are thinking of selling this summer, it is worth taking a few practical steps before going live.

Speak to more than one local estate agent. Compare recent sold prices, not just asking prices. Ask how many similar homes are currently for sale. Prepare your home properly for photographs and viewings. Be realistic about what a reasonable offer may look like.

And if you are planning to buy another property, speak to a mortgage broker before you go too far down the road.

The better prepared you are, the more control you are likely to have.

The bottom line

The 2026 housing market is more nuanced than the headline figures suggest.

Prices have been holding up, but buyers have more choice. Homes are still selling, but sellers need to work harder to stand out. A high asking price may attract attention, but it will not guarantee a sale if buyers do not see value.

For anyone hoping to sell this summer, the message is simple. Price carefully, present well, understand your mortgage position and be ready to move when the right buyer comes along.

If you are thinking about selling and buying again, speaking to a mortgage broker early can help you understand your options before making your next move.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

References: 

1. Rightmove. (2026) House Price Index: Monday 18th May 2026. [online] Available at: https://www.rightmove.co.uk/news/content/uploads/2026/05/Rightmove-HPI-18-May-FINAL.pdf[Accessed 26 May 2026].

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

All the information in this article is correct as of the publish date 28^th May 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

With the summer holiday season approaching, many households will already be counting down to flights, hotels, package holidays and long-awaited breaks abroad.

But this year, travellers have another reason to check the small print before they pack.

The Department for Transport has set out plans aimed at reducing the risk of last-minute flight cancellations during the summer holiday period. The move follows concerns that global uncertainty linked to the Middle East conflict could cause significant disruption to summer travel¹.

The Government said the proposals are intended to give airlines more flexibility to confirm flight schedules earlier, rather than leaving passengers facing avoidable last-minute disruption. It also reminded travellers that, if an airline cancels a flight, passengers are entitled to be re-routed or refunded¹.

For holidaymakers, this is an important reminder. Travel disruption is not just about airport queues or a missing suitcase. A cancelled flight, medical emergency, change in travel advice or problem before departure can quickly turn an expensive holiday into a financial headache.

Travel insurance can help, but it is not a magic safety net. What it covers depends on the policy, when you bought it, where you are travelling and why you need to claim.

If your flight is cancelled, go to the airline first

One of the biggest misunderstandings about travel insurance is that it automatically steps in when a flight is cancelled.

In many cases, your first route is the airline.

The Civil Aviation Authority says that if your flight is cancelled, you should be offered a choice between a refund or alternative travel arrangements. In some circumstances, the airline may also have to provide care and assistance, such as meals, refreshments and accommodation where an overnight stay is needed².

However, compensation is not always payable. If the cancellation is caused by extraordinary circumstances outside the airline’s control, such as certain air traffic control restrictions, severe weather or security risks, compensation may not apply².

This is where travellers can be caught out. You may have rights through the airline, but those rights may not cover every extra cost or inconvenience caused by disruption.

For example, an airline may re-route you, but that does not automatically mean every unused hotel night, onward train ticket, car hire booking or missed excursion will be covered.

So will travel insurance help?

The honest answer is that it depends.

Travel insurance may help with costs linked to cancellation, delays, missed departure, lost or stolen baggage, emergency medical treatment, repatriation or cutting short a trip, depending on the policy.

MoneyHelper says travel insurance can cover a range of situations, including medical expenses, lost or stolen belongings, cancellation, cutting short a trip, travel disruption and legal costs, but the level of protection depends on the policy chosen³ .

That last point matters.

Some policies include travel disruption cover as standard. Others offer it as an optional extra. Some may exclude particular causes of disruption, such as strikes, civil unrest, conflict-related disruption, natural disasters or events that were already known before the policy was bought.

The safest assumption is that travel insurance may help, but only if the reason for the claim is covered in the policy wording.

Do not buy a policy and assume every cancellation, delay or extra cost will be reimbursed.

Buy cover when you book, not when you pack

Many people buy travel insurance just before they leave. That can be a costly mistake.

Travel insurance is not only for the days you are away. One of its most important jobs can be protecting you between booking and departure³.

If you become ill before travelling, suffer a bereavement, have an accident or need to cancel for another insured reason, cancellation cover may help recover non-refundable costs. But this generally only applies if the policy was already in place before the problem happened.

If you wait until a strike has been announced, a severe weather event is forecast, a medical issue has arisen or travel advice has changed, you may find the insurer treats it as a known event.

In practical terms, the best time to arrange travel insurance is usually as soon as you book the holiday.

Check the Foreign Office advice before you travel

Before travelling abroad, you should check the latest Foreign, Commonwealth and Development Office advice for your destination.

The FCDO publishes country-specific information on safety and security, entry requirements, health risks and local laws. It also issues warnings where it advises against all travel or all but essential travel to particular destinations or regions⁴.

This matters because travel insurance companies may refer to FCDO advice in their policy wording. The FCDO says that some policies may not provide cover if you travel to a country where it advises against travel ⁴.

That does not mean every holiday is at risk. But it does mean travellers should check the latest advice for their destination, and any transit points, before they go.

Do not rely on a GHIC alone

If you are travelling to Europe, it is worth checking whether you have a valid UK Global Health Insurance Card, known as a GHIC, or an older European Health Insurance Card, known as an EHIC, that has not yet expired.

The GHIC is a free NHS-issued card that can help UK residents access necessary state healthcare in some countries on broadly the same basis as someone who lives there.

But it is not a replacement for travel insurance.

The NHS says the UK GHIC has replaced the existing EHIC for most people, although existing EHICs can continue to be used until they expire. It also says the GHIC is not a replacement for travel insurance and advises travellers to have private travel and medical insurance for the duration of their trip ⁵.

The NHS Business Services Authority also states that a UK GHIC or UK EHIC may not cover all health costs and never covers repatriation costs ⁵.

That is crucial. If you need to be flown back to the UK after a serious illness or injury, a GHIC will not cover that cost.

Nor will it normally help if your trip is cancelled, your bags are lost, your passport is stolen or your airline changes your plans.

Declare medical conditions properly

Medical cover is often the most important part of travel insurance.

Emergency treatment abroad can be expensive, particularly if hospital care, specialist treatment or repatriation is needed.

If you or anyone covered by the policy has a pre-existing medical condition, it should be declared when arranging cover. This may include recent illnesses, ongoing treatment, medication, hospital appointments or conditions that are being monitored.

It can be tempting to leave something out if it feels minor or because you are worried the premium will rise. But failing to disclose relevant medical information can lead to a claim being rejected.

If you are unsure whether something needs to be declared, ask the insurer before you buy the policy and keep a record of the answer.

Watch out for activities and excursions

Many summer holidays involve more than a flight and a hotel.

You may be planning water sports, cycling, hiking, diving, boat trips, theme parks, golf, excursions or activities booked locally after you arrive.

Not every policy covers every activity automatically.

Some activities may require extra cover, while others may be excluded altogether. There may also be conditions, such as using a qualified instructor, wearing safety equipment or avoiding alcohol before taking part.

If you know you will be doing more than sitting by the pool, check the activity section of the policy carefully.

Valuables and luggage: check the limits

Baggage cover is another area where travellers can be caught out.

Policies often include an overall baggage limit, a single-item limit and separate rules for valuables such as phones, jewellery, watches, laptops and cameras³.

There may also be exclusions if valuables are left unattended, placed in checked-in luggage, stored in an unlocked room or not kept securely.

If you are taking expensive items away, check whether the limits are enough. If not, you may need extra cover or a different policy.

It is also sensible to keep receipts, photographs or other proof of ownership where possible, as these may be needed if you make a claim.

What should you check before buying cover?

The cheapest travel insurance policy may not be the most suitable.

Before buying, check whether the policy includes:

Cancellation cover from the date you buy the policy.

Emergency medical treatment.

Repatriation to the UK.

Travel delay and missed departure cover.

Travel disruption cover.

Lost, stolen or damaged baggage.

Cover for valuables and single items.

Personal liability.

Supplier failure, where available.

Cruise, winter sports or activity cover if relevant.

Cover for pre-existing medical conditions, where declared and accepted.

You should also check the excess, exclusions, claim limits and whether disruption caused by strikes, severe weather, civil unrest, conflict-related issues or known events is included.

What if you already have travel insurance through a bank account?

Some packaged bank accounts, credit cards or memberships include travel insurance.

This can be useful, but it still needs to be checked.

A policy that was suitable for a short European city break may not be enough for a long-haul family holiday, a cruise or a trip involving expensive excursions.

Check who is covered, whether there are age limits, what medical conditions are included, what the cancellation limit is and whether disruption cover is strong enough for the trip you are taking.

Do not assume free cover is suitable just because it exists.

The bottom line

Travel insurance should not be an afterthought.

This summer, with the Government taking steps to reduce the risk of last-minute flight cancellations and travel advice continuing to change for some destinations, holidaymakers should check their cover before they go.

If an airline cancels your flight, your first route is usually the airline. You may be entitled to a refund or re-routing, and in some cases care and assistance.

But travel insurance may help with other costs, depending on the policy. It can also be essential if you need medical treatment abroad, have to cancel before departure, lose your belongings or need to return home unexpectedly.

The key is to buy cover early, read the wording, declare medical conditions and check the Foreign Office advice for your destination.

If you are unsure what level of cover you need, speak to your travel insurance provider or an authorised insurance adviser before you travel.

References

1. Department for Transport (2026). Government sets out plans to protect summer holidays from disruption. [online] GOV.UK. Available at: https://www.gov.uk/government/news/government-sets-out-plans-to-protect-summer-holidaysfrom-disruption         [Accessed 26 May 2026].
2. Civil Aviation Authority (2026). Consumer travel advice – Summer 2026 | UK Civil Aviation Authority. [online] Available at: https://www.caa.co.uk/newsroom/news/consumer-travel-advice-summer-2026/            [Accessed 26 May 2026].
3. MoneyHelper. (2026). What is travel insurance? | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-travel-insurance  [Accessed 26 May 2026]
4. Foreign, Commonwealth and Development Office (2026). Foreign travel advice – GOV.UK. [online] Available at: https://www.gov.uk/foreign-travel-advice    [Accessed 26 May 2026]. 
5. NHS (2021). Applying for healthcare cover abroad (GHIC and EHIC). [online] nhs.uk. Available at: https://www.nhs.uk/using-the-nhs/healthcare-abroad/apply-for-a-free-uk-global-health-insurance-card-ghic/     [Accessed 26 May 2026].

There may be a fee for advice. The precise amount of the fee will depend on your circumstances.

All the information in this article is correct as of the publish date 28^th May 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

If your mortgage deal ends later this year, or in early January 2027, now could be the time to start looking at your options.

For many homeowners, the mortgage is the largest monthly bill they pay. Yet it is also one of the financial products most likely to be left until the last minute.

That can be costly.

When a fixed, tracker or discounted mortgage deal ends, borrowers are usually moved onto their lender’s standard variable rate, often known as the SVR. This can be significantly higher than the rate they were paying before, which means monthly repayments can rise sharply if no action is taken¹.

In 2026, this matters because mortgage rates remain much higher than many homeowners became used to during the ultra-low-rate years. Household budgets are still under pressure, and even a relatively small difference in rate can make a noticeable difference to monthly payments.

That does not mean everyone should rush into a new deal immediately. But it does mean homeowners should understand their options early, rather than waiting until their current rate is about to end.

Speaking to your mortgage broker or adviser early can help you understand what may be available, what your current lender can offer and whether it may be worth comparing the wider market.

Why starting early matters

One of the biggest mistakes borrowers make is waiting until their mortgage deal has already finished before looking for a new one.

By that point, they may have moved onto their lender’s SVR. That can mean paying more each month while trying to arrange a new deal.

It is usually sensible to start reviewing your options around three to six months before your current deal ends. Many lenders allow borrowers to secure a new rate in advance, which means you may be able to line up your next mortgage before your current deal finishes¹.

That gives you time to compare options properly, gather paperwork and avoid making a rushed decision close to the deadline.

It can also give you some flexibility. If rates rise, having a deal arranged may provide reassurance. If rates fall before the new deal starts, your broker or adviser may be able to review the market again and check whether a more suitable option is available.

The key point is simple. Timing matters.

Do not assume staying with your current lender is best

Remortgaging does not always mean moving to a new lender.

Your current lender may offer you a new deal, known as a product transfer or product switch. This can sometimes be quicker and simpler than moving elsewhere because there may be less paperwork, fewer checks and lower legal or valuation costs¹.

In some cases, product transfer rates can also be competitive.

But that does not mean you should automatically accept the first offer from your current lender. It should be treated as a benchmark.

Once you know what your existing lender is prepared to offer, your mortgage broker or adviser can help compare it with deals available elsewhere. The right option will depend on the rate, fees, your loan size, your circumstances and how much certainty or flexibility you want.

A slightly lower rate elsewhere may look attractive, but the overall cost still needs to be compared carefully.

Look beyond the headline rate

When comparing mortgage deals, it is easy to focus on the interest rate.

But the lowest rate is not always the cheapest deal overall.

Arrangement fees can make a significant difference. Some mortgage deals come with fees of around £1,000 or more. Others may have lower or no fees but a slightly higher interest rate¹.

For borrowers with smaller mortgages, a high fee can sometimes wipe out the benefit of a lower rate. For borrowers with larger mortgages, the lower rate may still make sense.

That is why the total cost matters.

A proper comparison should include the monthly payment, arrangement fee, valuation fee, legal costs, exit fees and any early repayment charges. It should also look at the cost over the initial deal period, not just the first month.

Your mortgage broker or adviser can help compare deals on this basis, rather than simply looking at which rate appears cheapest at first glance.

Check your early repayment charge

Before moving to a new mortgage deal, you need to check whether your current mortgage has an early repayment charge.

Many fixed-rate mortgages include charges if you leave before the deal ends. These charges can run into thousands of pounds, depending on the size of your mortgage and the terms of your deal¹.

That does not always mean moving early is the wrong decision, but the cost needs to be factored into the calculation.

You should know when your current deal ends, whether an early repayment charge applies, how much the charge would be, the date the charge stops applying and whether any exit or administration fees apply.

The aim is to avoid accidentally triggering a charge that could have been avoided by timing the new mortgage correctly. Your broker or adviser can help you review these details before you make a decision.

Know your loan-to-value

Your loan-to-value, often called LTV, is the percentage of your property’s value that is covered by your mortgage¹.

For example, if your home is worth £300,000 and your mortgage is £210,000, your LTV is 70%.

This matters because lenders usually offer better rates to borrowers with more equity in their home. Someone borrowing 60% of their property’s value will often have access to more competitive rates than someone borrowing 90%.

Before reviewing your mortgage, it is worth getting a realistic idea of your property’s current value and checking how much you still owe.

If you are close to a lower LTV band, even a small overpayment or a slightly higher property valuation could improve the range of deals available to you.

However, property values can move in both directions. If your home is valued lower than expected, your LTV could be higher than you thought, which may affect the products you can access.

This is another reason to start early and speak to your mortgage broker or adviser before your current deal ends.

Think carefully before borrowing more

Some homeowners use a remortgage to borrow additional money. This might be for home improvements, debt consolidation or another major expense.

There are times when this can make sense, but it should never be treated as an automatic decision.

Adding borrowing to your mortgage may reduce the interest rate compared with a credit card or personal loan, but it can also mean paying the debt back over a much longer period. That can increase the total amount of interest paid.

A lower rate over 20 or 25 years can sometimes cost more overall than a higher-rate loan repaid over a much shorter period.

There are also risks. A mortgage is secured against your home, so increasing the debt secured on the property should be considered carefully.

If you are thinking about consolidating debts or borrowing more, it is important to speak to your mortgage broker or adviser and understand the full long-term cost.

Fixed or variable: what matters most to you?

One of the biggest decisions when reviewing your mortgage is whether to choose a fixed or variable rate.

A fixed-rate mortgage gives certainty. Your monthly payment stays the same for the length of the deal, which can make budgeting easier. This can be particularly valuable if your finances are already stretched or you would struggle if payments increased.

A variable or tracker deal may be attractive if you think rates could fall, but payments can move up as well as down. That means you need to be comfortable with uncertainty.

There is no single right answer.

The best choice depends on your attitude to risk, your household budget, your future plans and whether you value certainty more than flexibility.

The question is not simply which rate is cheapest today. It is which deal is suitable for the way you live, earn and manage your money. Your broker or adviser can help talk through the options and explain the potential benefits and risks of each route.

Get your paperwork ready

Even if you already have a mortgage, a new lender will still want to assess whether you can afford the new deal.

That means checking your income, spending, credit history and wider financial position.

If you have recently changed jobs, become self-employed, taken on more debt, missed payments or increased regular commitments, this could affect your options.

Before applying, it is worth checking your credit file, making sure you are on the electoral roll, reviewing bank statements and avoiding unnecessary new credit applications.

Lenders may ask for payslips, bank statements, proof of bonuses or commission, and tax information if you are self-employed.

If something unusual appears on your bank statements, be prepared to explain it. A regular payment to a family member, use of an overdraft or recent large transaction may raise questions during the application.

Your mortgage broker or adviser can help you understand what documents may be needed and whether there is anything that could affect your application.

Does your mortgage still fit your life?

A mortgage that suited you two or five years ago may not be the right fit today.

Your income may have changed. You may have had children. You may now work from home. You may want to overpay. You may be planning to move. You may need more payment certainty, or you may want greater flexibility.

For some borrowers, the priority will be the lowest possible monthly payment. For others, it may be paying the mortgage down faster, reducing the term, protecting against future rate rises or avoiding large fees.

You should also think about whether your mortgage term still makes sense.

Extending the term can reduce monthly payments, but it usually means paying more interest over the life of the loan. Shortening the term can save interest, but only if the higher payments are affordable.

These decisions should be made with the full picture in mind, and a conversation with your mortgage broker or adviser can help you understand the possible trade-offs.

The bottom line

If your mortgage deal ends later this year, or in early January 2027, do not leave it until the last minute.

Start by checking when your current deal ends, whether early repayment charges apply, how much you owe, what your home may be worth and what your current lender is prepared to offer.

Then compare the wider market, including fees and product features, not just the headline rate.

For many homeowners, the right mortgage decision could make a meaningful difference to monthly payments and long-term costs.

If your current deal is ending soon, or you are unsure whether your mortgage still suits your circumstances, speak to your mortgage broker or adviser early. They can help you review your current deal, compare your options and understand what may be suitable for your circumstances before you need to make a decision.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

References:

1. MoneyHelper. (2026). Remortgaging to get the best deal | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/homes/buying-a-home/remortgaging-to-cut-costs [Accessed 26 May 2026].

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

All the information in this article is correct as of the publish date 28^th May 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

As spring arrives, many people start thinking about making changes to their home. Longer days and better weather can make it a natural time to plan improvements, whether that means building an extension, converting a loft, replacing a kitchen, upgrading a bathroom, improving energy efficiency or making the home more suitable for family life.

Home improvements can add comfort, space and, in some cases, value to your property. However, they can also involve significant costs. Materials, labour, planning requirements and unexpected issues can all affect the final amount you need to spend.

If you are considering borrowing more to pay for the work, it is worth speaking to your mortgage adviser before you make any firm commitments. They can help you understand the options available and whether additional borrowing may be suitable for your circumstances.

There may be several ways to fund home improvements. These could include a further advance from your existing lender, remortgaging to raise extra funds, a second charge mortgage, a personal loan or using savings. The right option will depend on your income, existing mortgage, property value, credit commitments, plans and budget.

If you borrow more against your home, your mortgage balance may increase and your home could be at risk if you do not keep up repayments. This is why it is important to consider whether the borrowing is affordable now and whether it would remain affordable if your circumstances changed.

It is important to look beyond the monthly payment. You should also consider the total cost of borrowing, the interest rate, any fees, the term of the borrowing and whether early repayment charges may apply. Extending borrowing over a longer period may reduce monthly payments, but it could increase the total amount of interest paid.

You should also check whether your current mortgage deal has any restrictions. If you are still within a fixed-rate period, remortgaging before the deal ends could trigger an early repayment charge. In some cases, another borrowing option may be more appropriate.

Before borrowing more, it is sensible to create a realistic budget for the work. This should include the main project costs, professional fees, planning or building control costs where relevant, VAT, temporary accommodation if needed and a contingency for unexpected expenses.

You may also want to consider whether the planned improvements are likely to support your longer-term plans. For example, the work may help you stay in the property for longer, create space for a growing family, improve energy efficiency or make the home more suitable as your circumstances change.

If the work is structural or significant, you should check whether you need planning permission, building regulations approval or consent from your freeholder, landlord or management company. You should also make sure you use suitable professionals and keep records of the work carried out.

Your insurance may also need reviewing. Major building work, extensions or changes to the property could affect your buildings insurance. You may need to tell your insurer before work begins to make sure you remain properly covered.

It is also worth reviewing your wider protection needs. If you increase your borrowing, extend your mortgage term or take on new monthly commitments, you may want to consider whether your life cover, critical illness cover or income protection remains suitable.

Home improvements can be a positive step, but borrowing more should be carefully considered. Taking advice early can help you compare your options, understand the costs and risks, and make an informed decision before you commit.

Please get in touch if you are thinking about home improvements and would like to understand your borrowing options. We can help you compare the possible routes, consider the costs and risks, and decide what may be suitable for your circumstances.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

All the information in this article is correct as of the publish date 30^th April 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Landlords in England should check whether they need to send tenants the new Renters’ Rights Act Information Sheet 2026.

From 1 May 2026, the first phase of the Renters’ Rights Act 2025 comes into effect. As part of this, private landlords and letting agents must provide tenants with the official government Information Sheet where it applies. The GOV.UK page states that the guidance is for private landlords and letting agents in England¹.

The requirement applies to existing assured or assured shorthold tenancies created before 1 May 2026, where there is a written tenancy agreement or where the tenancy terms are wholly or partly recorded in writing¹.

The Information Sheet explains how the new rules may affect tenants, including changes to fixed terms, rent increases, possession rules, Section 21 notices and requests to keep a pet¹.

The deadline is 31 May 2026. Government guidance says that, for most tenancies that began before 1 May 2026, landlords will not need to change or re-issue existing written tenancy agreements. Instead, they must send tenants a copy of the government-produced Information Sheet, either digitally or on paper, by 31 May 2026¹.

The key point is that every named tenant must receive it. Where more than one tenant is named on the tenancy agreement, each named tenant should be given the Information Sheet.

Landlords should also make sure that it is sent in the correct format. The official Information Sheet is available on GOV.UK as a PDF. Landlords should provide the document itself, either as a hard copy or as a PDF attachment. They should not rely on simply sending tenants a link.

If the property is fully managed by a letting agent, landlords should check whether the agent is sending the Information Sheet on their behalf. GOV.UK guidance says landlords and agents must give tenants the required information, and the official Information Sheet page confirms that this is the document landlords and their agents must provide¹.

The position is different where the tenancy is based entirely on a verbal agreement made before 1 May 2026. In that situation, landlords must provide certain written information about the tenancy terms rather than the Information Sheet. Government guidance says tenants can complain to the local council if the required written information is not provided, and the landlord could receive a fine of up to £7,000¹.

For landlords, the practical action is simple.

Landlords should download the official Renters’ Rights Act Information Sheet 2026 from GOV.UK, send it to every named tenant by 31 May 2026, and keep a record of when and how it was sent¹.

As mortgage advisers, we cannot provide legal advice on landlord obligations. However, if the changing rental rules prompt you to review your buy-to-let mortgage, wider property plans or borrowing position, please get in touch.

This article is for information only and does not constitute legal or tax advice. Landlords should seek advice from a qualified legal, tax or lettings professional where required.

References:

1. GOV.UK  (2026). The Renters’ Rights Act Information Sheet 2026. [online] GOV.UK. Available at: https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026     [Accessed 28 Apr. 2026].

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

All the information in this article is correct as of the publish date 30^th April 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

If your current mortgage deal is due to end this year, it is worth reviewing your options sooner rather than later.

Across the UK, many homeowners are expected to reach the end of fixed-rate mortgage deals during 2026. UK Finance forecasts that 1.8 million fixed-rate mortgages are due to end this year, which means many borrowers will be reviewing their next steps at the same time¹.

The mortgage market also continues to change. Lenders have adjusted rates in recent weeks, but there is still uncertainty around whether borrowers should secure a new deal now or wait to see if pricing changes further. At the same time, household budgets remain under pressure, with UK CPI inflation rising to 3.3% in March 2026, according to the Office for National Statistics².

If your mortgage deal is coming to an end, the most important step is to understand your options before your current rate expires. If you do nothing, you may be moved onto your lender’s standard variable rate. This is often higher than the rate available on a new mortgage deal, which means your monthly payments could increase.

There are usually two main options to consider. You may be able to switch to a new deal with your existing lender, which is often known as a product transfer. Alternatively, you may be able to remortgage to a new lender if a more suitable option is available.

The right option will depend on your circumstances. Your income, property value, outstanding mortgage balance, credit commitments, future plans and attitude to risk can all affect what may be suitable for you.

It is also important to look beyond the interest rate. You may want to consider whether you need the certainty of a fixed monthly payment, whether you would prefer more flexibility, or whether your circumstances have changed since you last arranged your mortgage.

This is also a good time to review your wider financial position. If you have moved home, changed jobs, started a family, taken on additional borrowing or experienced a change in income, it may be sensible to review your protection needs, including life cover, critical illness cover or income protection.

The key message is not to leave it too late. Many lenders allow borrowers to secure a new deal several months before their current rate ends. In some cases, you may be able to reserve a new deal in advance and review your options again before it starts, depending on the lender and product selected.

If your mortgage deal is coming to an end within the next six months, now is a good time to speak to a mortgage adviser. Getting advice early can help you understand your options, compare the costs, avoid unnecessary pressure and make an informed decision about your next mortgage.

If your mortgage deal is due to end this year, please get in touch. We can help you review your options and consider what may be suitable for your circumstances.

References:

1. UK Finance. (2026). Mortgage Market Forecasts. [online] Available at: https://www.ukfinance.org.uk/data-and-research/data/mortgage-market-forecast [Accessed 28 Apr. 2026].
2. ONS (2026). Consumer price inflation, UK. [online] Available at: https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/consumerpriceinflation/march2026  [Accessed 28 Apr. 2026].

‌Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

All the information in this article is correct as of the publish date 30^th April 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Your mortgage is likely to be one of your biggest financial commitments, but it is easy to forget that your wider protection needs can change over time.

If you arranged life cover, critical illness cover or income protection when you first took out your mortgage, the cover may have been suitable for your circumstances at the time. However, your life may look very different now.

You may have moved home, changed jobs, become self-employed, started a family, increased your borrowing, reduced your working hours or taken on new financial commitments. Any of these changes could affect the type or level of protection you may need.

A mortgage review is a good opportunity to look at this again. If your current mortgage deal is coming to an end, or you are thinking about remortgaging, borrowing more or changing your mortgage term, it may also be sensible to review whether your protection arrangements still fit your circumstances.

Protection is not just about helping repay the mortgage if the worst happens. It can also help provide financial support with everyday household costs, bills, childcare and other commitments if you are unable to work because of illness or injury, or if your household income changes unexpectedly.

For example, life cover could help repay the mortgage or provide financial support for loved ones if you died during the policy term. Critical illness cover could pay out if you were diagnosed with a serious illness covered by the policy. Income protection could provide a regular income if you were unable to work because of illness or injury, subject to the terms of the policy.

The right protection will depend on your circumstances, budget, employer benefits, existing cover and financial responsibilities. It is also important to understand what is and is not covered, as policies can vary.

There are also different ways protection can be arranged. The amount of cover, length of the policy, waiting period, whether payments stay the same or increase over time, and whether cover is arranged individually or jointly can all affect suitability and cost. This is why it is important to review protection in the context of your needs, budget and existing arrangements.

You may already have some protection in place through your employer, such as sick pay, death-in-service benefit or private medical insurance. These benefits can be valuable, but they may not provide the same level of cover as a personal policy. They may also change if you move jobs or become self-employed.

It is also worth checking who your policy is designed to protect. If your circumstances have changed, you may need to review the amount of cover, the policy term, the type of cover, or whether the policy should be written in trust.

Reviewing your protection does not always mean taking out something new. It may simply confirm that your existing cover is still suitable. However, if there are gaps, it is better to understand them before you or your family need to rely on the policy.

If you already have protection in place, it is important not to cancel an existing policy without taking advice. A new policy may be more expensive, may include exclusions, or may not be available on the same terms, especially if your health, age or circumstances have changed.

If your mortgage, income or family circumstances have changed since you last reviewed your protection needs, now is a good time to speak to an adviser. They can help you understand your options and consider what may be appropriate for your needs and budget.

Please get in touch if you would like to review your protection needs. We can help you consider whether your current arrangements still support your home, your family and your wider financial plans.

Availability and cost of cover is subject to criteria such as age, lifestyle, current health and medical history.

All the information in this article is correct as of the publish date 30^th April 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HLPartnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.