(Compare the classic guarantor model with modern deposit-boost “springboard” deals and see how to qualify for 100 % borrowing without blowing Mum & Dad’s savings.)
Quick Summary
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- Guarantor mortgage – a parent (or close relative) promises to cover repayments if you can’t. Their income is factored into affordability; no cash moves, but their liability sits on record.
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- Family Springboard / Deposit-Boost mortgage – family lodges 10-20 % of purchase price into a linked savings account (or uses equity in their own home). Cash returns, with interest, after 3-5 years if you keep up repayments.
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- Both routes can reach 95–100 % LTV with no gifted deposit, but they differ on who’s on the hook and for how long.
1 | How each model works
| Feature | Guarantor | Family Springboard |
|---|---|---|
| Security given | Guarantor’s income (sometimes equity charge on their home) | Cash savings (or charge on guarantor’s home equity) |
| Who’s on the mortgage? | Borrower(s) only – guarantor not on title | Borrower(s) only – family acts as “saver” |
| Affordability boost | Yes – guarantor’s income added | No – borrower’s own income only |
| Max LTV | Up to 100 % of purchase price | 95–100 % (lender caps) |
| When family’s liability ends | When LTV falls (e.g. 80 %) or on remortgage | After 3–5 yrs when savings released & mortgage on track |
| Typical lenders | Vernon BS, Generation Home, Bath BS | Barclays “Family Springboard”, Halifax “Family Boost”, Nationwide “Helping Hand” (equity charge) |
2 | Step-by-step timeline
Guarantor route
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- AIP – include guarantor’s income & credit check.
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- Full application – guarantor signs deed of guarantee.
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- Legal advice – lender requires independent solicitor for guarantor.
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- Completion – you own 100 % of property; guarantor liability sits in background.
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- Exit – remortgage once equity ≥ 20 % or your income now covers loan solo.
Springboard route
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- Family opens linked savings account (or equity charge deed).
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- Funds deposited / charge registered before completion.
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- Mortgage completes at up to 100 % LTV.
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- Fixed-rate period 3–5 yrs – you make normal repayments.
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- Review point – if payments all on time and LTV fallen, lender releases family funds + interest.
3 | Pros & cons
 Pros |
 Cons |
|---|---|
| Guarantor: Boosts affordability & deposit | Guarantor’s credit exposure; may block their own borrowing |
| Springboard: Family earns interest, cash returned | Family’s money locked for years; no income boost |
| Both allow 0 % borrower deposit | Rates 0.25–0.60 pp above vanilla deals |
| Borrower keeps 100 % ownership | Early-repayment charges during fixed term |
4 | Cost example – £250k purchase, 100 % LTV
| Guarantor | Springboard | |
|---|---|---|
| Rate (5-yr fix) | 6.19 % | 5.99 % |
| Monthly | £1,620 | £1,585 |
| Family cash tied up | £0 | £25,000 in savings a/c @ 3.2 % |
| Cash returned after 5 yrs | n/a | £25,000 + ~£4k interest |
5 | Eligibility checklist 
Borrower
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- 5 %+ credit score buffer (good to excellent)
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- Income provable (PAYE 3 m payslips / 2 yrs SA302 if self-employed)
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- Clean conduct last 12 m (no missed payments)
Guarantor / Family saver
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- Homeowner or strong income
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- Good credit file
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- Aged ≤ 70–80 at end of mortgage (varies)
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- Independent legal advice budget (£200–£400)
6 | FAQs
Can two parents be joint guarantors?
Yes—most lenders accept joint guarantees.
Is the family’s savings FSCS-protected?
Yes, up to £85k per person per institution.
What if the borrower misses payments?
Lender will first chase borrower; persistent arrears trigger use of savings (springboard) or legal action against guarantor.
Can we combine Help-to-Buy ISA with springboard?
Generally no—lender wants sole charge over the linked account.
7 | Next-step checklist
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- Decide whether you need income support (guarantor) or deposit support (springboard).
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- Check both your and your family helper’s credit reports.
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- Gather income docs and rough property budget.
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- Speak to a broker with access to family-assist specialists.
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- Compare true cost (rate + fees + family cash lock-up) before choosing.
Need bespoke advice?
We’ll compare guarantor and springboard deals from 90+ lenders, calculate affordability with your family helper, and guide everyone through the legal steps.