Clear, friendly mortgage guidance from Thomas Oliver

A professional mortgage broker can off clear mortgage advice if you live in Nottingham and are navigating the world of mortgages. We understand it can feel overwhelming, especially in a changing market. 

Whether you are taking your first step on the property ladder, switching your existing deal, considering a buy-to-let mortgage, or simply reviewing your options, getting the right support from a trusted mortgage adviser in Nottingham can make all the difference.

At Thomas Oliver, our experienced mortgage broker in our Nottingham-based office, provides clear, personalised advice to help you understand your options and make informed decisions that are right for you.

Applying for mortgages in 2026

Applying for a mortgage in 2026 starts well before you complete any forms. Lenders will assess affordability carefully, looking at your income, regular commitments, credit history and how potential interest rate changes could affect your ability to repay. These checks reflect the Financial Conduct Authority (FCA) rules designed to promote responsible lending and protect consumers from taking on unaffordable debt.

The specific criteria used by lenders can vary and may change over time, but the core principle remains the same: they must be satisfied that you can afford the mortgage now and in the foreseeable future. 

Rather than focusing on particular “rule changes”, it is more accurate to say that mortgage lenders and advisers apply current FCA requirements and their own lending policies when assessing applications.

A strong start to your mortgage application usually includes:

• Understanding your finances: Reviewing your income, regular outgoings, existing credit commitments and any expected changes, such as starting a family or changing job.
• Checking your credit profile: Ensuring your details are up to date, recognising that missed payments or high levels of unsecured debt can affect the deals available.
• Preparing key documents: Typically: recent payslips, P60, accounts or tax returns if self-employed, bank statements, ID and proof of address.

Being organised at this stage can help the whole process run more smoothly and give your mortgage adviser a clear picture of your situation.

Residential mortgage deals in Nottingham: Buying your home

A residential mortgage is a loan used to buy a property you intend to live in as your main or only home. This might be your first home, a larger family property or a new home you move to after selling your existing one. Lenders will assess whether you can afford the monthly repayments comfortably based on your income, essential expenses, commitments and credit history.

Each lender has its own eligibility criteria and product range. Some lenders are only accessible via mortgage advisers, which means using a broker can give you access to a wider choice of options than going direct to a single lender. 

Our mortgage adviser in Nottingham from Thomas Oliver can help you compare different lenders and product types to find options that are suitable for your needs.

Choosing the right type of mortgage depends on your circumstances and attitude to risk. 

Common options include:

• Fixed-rate mortgages:
  Your interest rate is fixed for an initial period, so your monthly repayments stay the same during that time.
• Variable or tracker rate mortgages:
  Your interest rate can go up or down, often in line with a benchmark such as the Bank of England base rate, which means your monthly payments can change.

Your adviser will explain the features, risks and potential benefits of each option, so you can make an informed choice.

Remortgages in Nottingham: When to start looking

Remortgaging means moving your existing mortgage to a new deal, either with your current lender or a different one. Many people remortgage to reduce their monthly payments, secure a more suitable product, fix their rate for greater certainty, or release equity from their property for other purposes.

It is often sensible to review your mortgage several months before your current deal ends, especially if you are coming off a fixed or discounted rate. 

This gives you time to:

• Review your existing deal: Check when any initial rate period ends and if early repayment charges apply.
• Compare alternative products: See whether switching could save you money or better align with your goals.
• Get tailored advice: Discuss your options with a mortgage adviser who can explain the pros and cons of staying with your current lender versus moving to another.

Regulated lenders still need to assess whether any new deal is affordable for you. In some scenarios, particularly where you are not borrowing more and your circumstances have not changed significantly, the way they check affordability may differ from a new purchase application, but they must still lend responsibly and in line with FCA rules.

First time buyer mortgages in Nottingham

Buying your first home is a big milestone and it is natural to feel daunted by the process. A first-time buyer mortgage is simply the first mortgage you take out on a property that you will live in. The key point is that you have not owned a property before, rather than your age.

First time buyers may be able to access products designed specifically for people entering the market, such as:

• Lower deposit options: Some lenders offer higher loan-to-value mortgages to eligible first-time buyers.
• Support from family: Certain products allow family members to help with deposits or provide security, subject to lender criteria.
• Government or regional schemes: Where available, these can help improve affordability or accessibility for first time buyers, although eligibility rules and availability can change over time.

The application process still involves careful checks on your credit history, income and affordability. 

A Thomas Oliver mortgage adviser in Nottingham can help you:

• Understand the total costs: Including deposit, legal fees, surveys, valuation fees and any stamp duty that may apply.
• Prepare for the process: From agreement in principle and making an offer through to valuation, underwriting and completion.
• Compare suitable products: So, you are not limited to deals from a single lender.

Buy-to-let mortgages in Nottingham

If you are thinking about buying a property to rent out rather than live in, a buy-to-let (BTL) mortgage may be appropriate. These products operate differently from residential mortgages. Lenders generally place significant emphasis on the expected rental income, as well as considering your wider financial position and experience as a landlord.

It is important to be aware that many buy-to-let mortgages are not regulated by the FCA in the same way as residential mortgages. Consumer buy-to-let mortgages, where the borrower meets particular criteria (for example, they did not originally buy the property purely as an investment), can fall under specific FCA rules, but most investment-focused buy-to-let lending is not regulated mortgage advice.

Specialist advice can help you understand:

• Affordability and rental stress tests: How lenders assess whether the anticipated rental income supports the loan.
• Tax considerations: Such as income tax on rental profits and potential capital gains tax in future (tax treatment depends on individual circumstances and may change).
• Landlord responsibilities and costs: Including maintenance, insurance, safety checks and periods where the property may be empty.

A Thomas Oliver mortgage adviser can explain these points clearly and help you assess whether buy-to-let fits with your risk appetite and long-term financial plans.

Why professional mortgage advice in Nottingham matters

While you can approach some lenders directly, working with a professional mortgage adviser in Nottingham gives you access to expertise, a wider range of lenders and the reassurance of tailored recommendations. Every borrower’s situation is unique, so professional advice can help ensure you consider products that are suitable for your objectives and circumstances.

When you work with Thomas Oliver, our Nottingham mortgage adviser will:

• Take time to understand you:
  Your goals, income, commitments and future plans.
• Explain your options clearly:
  Including the key features, risks and limitations of different mortgage products.
• Support you throughout the process:
  From initial enquiry and agreement in principle through to application, offer and completion.

Romany Yousab, Mortgage Broker in Nottingham said:

“Helping someone secure an appropriate mortgage is not just about finding a competitive rate. It is about understanding their life plans, financial position and long-term stability, then recommending options that help them feel informed and in control.”

Secure your tomorrow with Thomas Oliver in Nottingham

Whether you are planning to buy your first home, remortgage your existing property, invest in buy-to-let, or simply want to review your current arrangements, a Thomas Oliver mortgage adviser in Nottingham can help you explore your options with confidence.

If you would like to discuss your mortgage needs, you can contact our Nottingham mortgage broker, Romany Yousab, for an initial review, or get in touch with the Thomas Oliver team to arrange a convenient appointment.

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YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.

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Most buy to let mortgages are not regulated by The Financial Conduct Authority. HM Revenue and Customs practice and the law relating to taxation are complex and subject to individual circumstances and changes which cannot be foreseen.

Thomas Oliver UK LLP is an appointed representative of The Openwork Partnership, a trading style of Openwork Limited which is authorised and regulated by the Financial Conduct Authority.

Approved by The Openwork Partnership on 29/01/2026.

Sources: PS25/11: Mortgage Rule Review: First steps to simplify our rules, Mortgage rule review | FCA, How to apply for a mortgage | MoneyHelper, First time buyers' mortgage guide 2025: free download - MSE, The Remortgage Guide: free to download - Money Saving Expert, Residential lending criteria | Nottingham Building Society, Buy-to-let lending criteria | Nottingham Building Society, Mortgage Charter - GOV.UK