Overview

Securing a high-value mortgage using complex income is rarely straightforward, especially for clients with complex and unconventional income streams. In this case, we successfully arranged a £4.9 million high-value mortgage for a UK-based surveyor purchasing a £9.1 million estate. The client’s income structure included proceeds from a recent business sale, commercial property rental income, agricultural subsidies, and other sources, requiring a highly tailored approach.

This case demonstrates the importance of specialist mortgage advice and lender relationships in securing high-value mortgage solutions for clients with intricate finances.

Client Profile

The client owned an extensive estate valued at £8.5 million, with an additional £600,000 property linked to future plans for downsizing and restructuring the estate to house their family members.

Their borrowing needs included refinancing an existing mortgage and purchasing a rare property that unexpectedly came to market in a location where opportunities like this are exceptionally scarce. However, their financial profile presented several challenges:

• Proceeds from a recent business sale, with the client now acting as a contractor for the same business.
• Commercial rental income from a recent refinance we had arranged, not yet fully reflected in the latest accounts, but improving the client’s overall profitability.
• Director’s loans drawn from their business.
• Agricultural subsidies tied to acreage attached to the estate.
• Offset losses from a side business.

The Mortgage Required

The Income Challenge and How We Resolved It

For professional advisers, the most instructive aspect of this case is the income structuring. The primary applicant is in senior employment with a strong base salary and a well-documented bonus history across two consecutive years. The second applicant is a homemaker with no earned income.

On employment income alone, the required level of borrowing was not achievable.

The solution lay in the clients' investment portfolio, held with a professional wealth management firm. Rather than recommending the clients draw income from the portfolio or worse, liquidate positions, we worked with a specialist lender to apply a deemed income approach: 4% of the portfolio value was used as assessable income for mortgage purposes.

This is a recognised and well-established method among private and specialist lenders for high-net-worth clients. The key characteristics are:

• Notional income: The 4% figure is a deemed rate applied to the portfolio value. No actual withdrawal is required from the portfolio to satisfy the lender.
• Assets remain under management: The portfolio stays with the wealth management firm, invested and managed precisely as before. The mortgage is entirely separate from the investment strategy.
• “Dry loan” structure: In market terms, this is a dry loan: the borrowing is supported by the existence and value of the portfolio, not by cash flow from it. From the wealth manager's perspective, AUM is preserved in full.
• Lender selection is critical: Not all lenders accept deemed portfolio income. Identifying the right lender and presenting the case in a way that meets their specific requirements is where specialist mortgage advice adds significant value.

Key Takeaways

This case placed a £2,000,000 interest-only remortgage for a family with a complex income profile using deemed portfolio income to bridge the gap between what conventional income alone could achieve and what the client actually needed.

The wealth manager retained their full AUM. The client avoided a potentially taxable asset disposal. The mortgage was placed cleanly, at a conservative 66% LTV, with a well-evidenced repayment strategy and a product suited to the client's short-term needs.

If you’re a professional adviser with clients in comparable situations (significant property equity, meaningful investment portfolios, complex or variable income, and capital requirements that might otherwise require asset liquidation) we would welcome the opportunity to talk to you about how specialist mortgage solutions can be part of your asset management mix.

To discuss this case or a client situation in confidence, please get in touch.

This is a case study and not indicative of typical results. Past performance is not necessarily representative of future results. This document is intended for professional advisers only and does not constitute advice to end clients.