Ex-Pat & Non-UK-Resident Mortgages – How to Finance a UK Property While Living Abroad

(Rates, documents, currencies and lender quirks you need to know before you apply.)

Quick Summary

  • Who it’s for: British citizens working overseas, UK nationals paid in foreign currency, and foreign nationals buying UK buy-to-lets.

  • Typical loan-to-value: 60-75 % for buy-to-let, up to 85 % for residential if paid in sterling.

  • Key hurdles: Proof of overseas address, FX risk, and AML checks on source of funds.

  • Top lenders: Skipton International, NatWest International, HSBC Expat, West One, LendInvest – plus select UK building societies.

1 | Residency Categories & Impact on Lending

Borrower typeCommon use-caseMax LTV*Rate loading
UK citizen, paid in GBP, on short contract abroadKeep family home / remortgage80-85 %+0.20-0.40 pp
UK citizen, paid in foreign currencyBuy UK rental as pension pot75 % BTL, 80 % resi+0.50-0.90 pp
EU/EEA national, no UK footprintBuy UK new-build flat to let70-75 %+0.75-1.25 pp
Non-resident company / SPVPortfolio landlord65-70 %+1.00 pp & arrangement fee 2-3 %

*on purchase price or valuation, whichever lower.

2 | Documents You’ll Need

  • Passport (certified copy)

  • Overseas utility bill or bank statement (proof of address)

  • Employment contract or last 12 m payslips

  • Foreign tax returns if self-employed

  • Credit report from your resident country plus UK credit check if you still have active accounts

  • Source-of-deposit evidence (savings build-up, bonus, property sale)

  • Letting agent rental projection (for BTL affordability)

3 | Currency & FX Risk

  • Affordability “haircut”: Lenders shave 25-45 % off foreign income to allow for FX swings.

  • Income currency list: GBP, USD, EUR, AED, SGD usually accepted; exotic currencies need specialist lenders.

  • Repay in sterling: Most lenders mandate payments from a UK GBP account to cap their risk.

Tip: Set up a Wise or Revolut multi-currency account to convert salary monthly at market rates before funding the mortgage DD.

4 | Popular Lender Routes

LenderMin salaryCurrenciesProduct highlights
HSBC Expat (Jersey)£40k equiv.12 majorResidential up to 75 % LTV, global online banking.
Skipton International£60kGBP, USD, EURBuy-to-let up to 75 % – interest only, 5-yr fix.
West One Expat BTLNone15+HMOs & MUFBs to 75 %, accepts Ltd-company borrowers.
Bath BS£50k GBPGBP onlyManual underwriting; will look at quirky credit.

5 | Costs to Budget For

ItemTypical range
Arrangement fee1-2 % of loan (often added)
Valuation£400-£800 (higher for large/HMO)
Legal fees£1,500-£2,500 (dual-rep / separate solicitor)
FX transfer fees0.35-1.0 % (unless using fintech)
Product fee (BTL fix)£0-£1,995

6 | Pros & Cons

👍 Pros👎 Cons
Build/keep UK property wealth while abroadHigher rates & fees vs on-shore borrowers
Rental income hedges UK cost-of-living for future returnCurrency swings can hurt affordability
Possible tax benefits if classed non-residentLimited lender pool, manual processing slower

7 | Application Timeline

  1. AIP with expat-friendly broker – 24 h

  2. Full doc pack & valuation instruction – 1-2 wks

  3. Offer – 3-5 wks (longer if foreign lawyers needed)

  4. Completion – 6-10 wks total

8 | Next-Step Checklist ✅

  • Pull credit reports in both UK & resident country.

  • Open a UK GBP bank account if you don’t have one.

  • Gather 12 m payslips & foreign tax returns.

  • Speak to a broker with expat panels (many high-street advisers can’t place these).

  • Line up a UK solicitor experienced in remote ID checks.

Need Expat Mortgage Help?

We’ll match you with lenders happy with your currency, country and property type – and manage UK-side solicitors so you can sign from abroad.

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