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  • 2016.10.5

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Additional actions to take Something else to bear in mind if any missed payments show on your credit record is whether they were due to events outside of your control. If, for example, your employer went out of business, leaving you financially stranded, then you should contact each credit reference agency and explain what happened. They have the ability to add a note of correction to your credit file explaining the circumstances, which may well mitigate the effect of the default on future credit decisions. There are other things you can do that, while they do not in themselves boost your credit rating, will help you to avoid falling into future difficulties, and perhaps to pay things off faster. For example, take on some freelance work or a second job, or look for a job that pays more or is closer to home (so you save money on commuting). Make sure you aren’t paying more than you need to for things like your mobile phone, cable TV, fuel and broadband, and if you have a gym membership but can’t remember the last time you were there, cancel it. The more you have left after paying your bills, the better your chances of passing the affordability test. What is the affordability test? Every application for a mortgage or a remortgage is subject to an affordability assessment, and this is the case no matter what the credit status of the applicant might be. Potential lenders will look at income versus expenditure, taking everything into account, to arrive at a debt-to-income ratio. Since June 2014 the Financial Conduct Authority’s recommendation is that the debt-to-income ratio should be no higher than 45 for an offer of a mortgage or remortgage to be made. If you want to do a quick, rough calculation to see where you stand, then: make a list of all income you will receive over the year and divide by 12 (if all your income comes in monthly, just add it up) add up all your monthly bills – mortgage, credit card, etc. – then list all your other bills, whether quarterly, annual or whatever; add the monthly cost of these additional bills to your original total divide your monthly expenses by your monthly income and multiply the answer by 100, which will give you your debt-to-income ratio, expressed as a percentage The lower the number, the better. You can lower your debt-to-income ratio by either reducing your debt or increasing your income. What if you can’t wait for your credit score to improve over time? For those in need of a more immediate remortgaging solution, there are specialist lenders who work with applicants with low credit scores, offering deals that cannot be obtained from high street lenders. So if your need is urgent and you are asking yourself, ‘Can I remortgage with bad credit?’ the answer is ‘yes’. Get in touch today for free initial advice and no-obligation quotes from our team of experienced bad credit brokers. How can we help? Just Mortgage Brokers have experience of working with property owners at all levels, from those who are relatively new homeowners to highly experienced landlords with extensive property portfolios. We also have unlimited access to the UK mortgage market and many years of experience of working with a network of bad credit lenders across the country. That means we are not restricted to products from any one particular lender but can work with a diverse range of specialist lenders to secure the remortgage deal you require. This combination of impartiality and unlimited market access gives us the very best chance of obtaining a competitively priced bad credit remortgage. 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We are asked regularly, ‘can I remortgage with bad credit?’ Many borrowers want to know specifically which types of credit issue are acceptable, so below we have created a list and outline what is and isn’t possible when getting approved for a remortgage with bad credit: No credit history Low credit score Late payments Missed mortgage payments Defaults CCJ’s IVA’s Debt management Schemes Repossessions Bankruptcy Payday Loans And mortgage customers with multiple credit problems There are all sorts of different reasons customers look for a bad credit remortgage, including: Debt consolidation (bad credit mortgage refinance) Looking for a better rate Capital raising to purchase something (house/car/holiday etc) Let to buy remortgage with bad credit (remortgaging onto a buy to let and moving home) Marital split (remortgaging to buy out ex partner) Raising money for investment purposes (that not all lenders consider) If you’re looking for any of the above, or are simply just seeking some information, please get in touch and we’ll have one of the experts offer you the advice you need. How to remortgage with bad credit: Bad credit remortgages are a tricky thing to explain in one article and still make it relevant for everyone, because every situation is different. Lenders have certain criteria but then for certain customers, it may be possible to overturn a case that would usually be a decline, if it is a strong proposition for a lender regardless. Sometimes, customers with huge savings and great LTV’s can obtain bad credit home mortgage refinance deals regardless of their credit history. Below is a step-by-step guide of the best way to remortgage for bad credit customers, to help them prepare for applications and to assist them in gathering the right info for us upfront, so we can be best placed to offer the right advice. Don’t go to your bank! This is a very important step. I know it sounds so biased coming from a mortgage broker website but it’s true. We are NOT anti-banks, we all need them. We are pro helping you get what’s best. Your bank is only ever in it to make a profit for themselves. There’s good money in mortgages and as the market is so competitive, these single bank advisers are taught to gain commitment from enquiries as soon as possible. This minimises the risk of you strolling into the bank next door and finding a better rate, or worse, going online. As such, they are actively encouraged and often targeted to credit score any customer willing to sit in their office – great if you don’t want to shop around and have clean credit – not great if you’re looking for poor credit remortgages or want the best deals you can get. Credit scoring with a lender that won’t lend to you is an unnecessary and damaging process, that can often leave you in a worse position because a further credit score has been added to your file. Get your credit report Before you do anything (even before you don’t go to your bank), you need to find out what you’re working with. To remortgage with bad credit history it is vital to understand which issues will effect you, and how to overcome them by finding a lender or repairing your credit file. Remember: It’s what’s on your file that’s important, so any late payments or other issues that haven’t been registered with a credit reference agency won’t usually matter. The only exceptions to this are when you are applying for a mortgage with your bank, where you may have exceeded on overdrafts or credit cards or had issues with other arrangements like direct debits bouncing etc, and your bank keeps a record of them on your account. These can be things they take into account with their mortgage credit scoring system, but aren’t usually required to report to credit reference agencies so only your bank would know about them. In these instances where your bank may give you a low or medium score because of issues on your account, other lenders outside of that banking group may give you a higher score – Something to keep in mind if you’re struggling to work out why you’ve been declined. Also, it’s often the case where we help customers who have never checked their file and fear the worst, often having buried their heads in the sand, to then go on to find out things aren’t as bad as they thought. Actually, its surprising for a lot of people what is available in terms of bad credit remortgages in the UK, and that there are lenders out there with flexible criteria that still have competitive rates. NOTE: We advise you sign up for all three of Experian, Check My File, and UK Credit Ratings. Each lender uses a different one and often times they show different information. It’ll take an extra 5 minutes but if you’ve had problems and have been declined with a lender before, then it’s very much worth it. You will NOT be penalised or scored any differently for searching your own credit file with these agencies – credit score is only affected by applications for credit. AND – ITS FREE! Sign up for the free trials below and order your reports now. Sign up for your free trials here… Get your credit rating Find a broker… Establish your Loan to value (LTV) Work out the property value and the amount of deposit/equity you’ll have after the new mortgage, to define the LTV. This figure is important because lenders base their criteria around the different LTVs, where those with higher LTVs must have better credit ratings than those with lower LTVs. Customers at 90 usually require good credit scores and clean (or very light) adverse credit, customers at 85 can qualify with lenders with mild adverse credit or severe but historical issues, and customers at 75 or less can often get mortgages with heavy adverse credit issues (depending on how recent they were). Establish affordability The broker must also check the loan you want is within the lenders limits. This is true of any mortgage, not just remortgages for bad credit. They tend to work out based on a multiple of your annual income – a rough guide is 4x. So for a borrower on £50k the max might be £200k, however, certain lenders can offer up to 5x and in special circumstances go above and beyond this. The figures used by lenders changes when it comes to deciding what is and isn’t classed as income – usually the basic salary (or net profit for sole traders/partnerships, or directors salary + dividends if ltd company), is used for the full value. Other income such as overtime, bonuses, other employed income, and state benefits, may either be taken 100, or as a lesser percentage, or not counted at all. Map your credit file to the most appropriate lender The broker will then research all the best remortgage deals for bad credit based on your loan amount and LTV, and work from the top down the list to the first lender that will be most likely to accept your application. Obviously if you have more severe credit history issues then a high street lender with the best deals is unlikely to approve you, so your rate and/or fees are likely to be higher. Don’t let that scare you however – you’d be surprised that the deals tend not to be astronomical and actually are still competitive. If there’s no one that will consider your application due to your credit history at that particular LTV, then be prepared to find more equity/deposit to lower the LTV into a bracket that lenders will consider (this may only be a few depending on your current situation, as lenders at 85 are much more flexible than at 90). The alternative is being patient enough to wait for your credit report to recover over time, as the older the issues are, the less impact they have. Click for a detailed article on How to recover your credit report as quickly as possible. TOP TIP: One of the best things you can do to increase your credit score is to obtain an adverse specific credit card, and spend and repay in full on a monthly basis – this helps to prove you can borrow and live within your means at the same time, and you’ll notice your score improve over the coming weeks and months. There are 2 options here, the first is a standard credit card specifically for those with bad credit, the second is for those who are declined for standard cards and need a guaranteed-acceptance card (usually if you have had more severe and more recent adverse credit). We’d recommend trying for the Aqua card first, then go for the Mastercard if declined. the Card by Aqua here

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