High Net Worth (HNW) Mortgages: Flexibility Beyond the High Street
DIRECTOR AND MORTGAGE ADVISER
Specialist broker for high-earning professionals and complex income cases.
When loan sizes move into seven or eight figures, mainstream criteria can feel blunt. High net worth and private‑bank mortgages open up a different toolkit—one that can recognise complex income, liquid assets and broader wealth, not just payslips.
Below is a concise, practical guide to how the market works and how to prepare a case that wins.
Key Takeaways
Two routes, different playbooks: high‑street large‑loan desks vs private banks/specialist lenders. The right choice depends on income simplicity, LTV, appetite for AUM and required flexibility.
HNW underwriting looks at the whole picture: income and assets, liquidity, investment behaviour, and exit strategy—not just a salary multiple.
Interest‑only is common at this level (often part & part) with caps on IO LTV and a documented repayment plan (e.g., investments, bonus/profit distributions or sale of a property).
Complex income is workable: carried interest, partnership profit, RSUs, bonuses and foreign‑currency earnings can be modelled with the right lender and evidence.
Pricing isn’t just the rate: consider fees, onboarding friction, AUM asks, early repayment flexibility and the lender’s valuation panel for your postcode/asset type.
Request your fee free mortgage consultation today. No obligation, just sound advice.
Who Is A Good Fit For HNW Lending?
There’s no single legal definition in mortgages, but in practice HNW lenders lean toward clients who meet one or more of:
Loan size typically £1m–£2m+, or total exposure across securities at that level
Income complexity (LLP partners, investment professionals, execs with RSUs/bonuses, entrepreneurs)
Meaningful liquid assets (cash/investments) and/or property wealth to support affordability or collateral structures
International elements (non‑UK residency, foreign currency income, multi‑jurisdiction assets)
High Street Large‑Loan Desks Vs Private Banks
Large‑loan desks (mainstream banks)
Pros: sharper pricing, faster pipelines, minimal relationship tie‑ins, strong for simple income and moderate LTVs.
Cons: less flexible on interest‑only above caps, foreign currency income, and bespoke structures; affordability is still model‑driven.
Private banks / specialist lenders
Pros: relationship‑led and more flexible—open to asset‑based affordability, multiple securities, longer terms, and international borrowers. Can consider concentration of wealth and future liquidity events.
Cons: may request Assets Under Management (AUM) or broader banking relationship; pricing and fees can differ from headline high‑street rates.
AUM, explained: Many private banks offer improved pricing/terms when clients place a portfolio with them. Think of it as a trade‑off: more flexibility in return for a deeper relationship. Whether it’s good value depends on your investment plan and the total cost of funds.
How We’ve Helped Clients Like You
These clients faced similar challenges - here’s how we helped them secure the right deal.
How HNW Underwriting Actually Works
1) Multiple ways to evidence affordability
Conventional income route: base + bonus/partner profits averaged, with stress testing.
Top‑slicing / surplus‑income: using documented surplus after core spending/tax to cover interest‑only portions.
Asset‑based: liquid portfolios (cash, listed securities) used to show capacity to service or repay—sometimes via Lombard (portfolio‑backed) facilities alongside the mortgage.
Multiple securities: taking a second property as additional collateral to achieve target LTV or rate.
2) Interest‑only and exit planning
Full or part & part structures are common. Lenders will want a credible repayment strategy (e.g., timed investment redemptions, maturing bonuses/carry, sale of a property or vested equity). Expect caps on interest‑only LTV and stress‑rate testing.
3) Complex and foreign‑currency income
Carried interest & co‑invest: lenders may average historic distributions and require fund documentation.
LLP/partnership profits: based on share of taxable profit, not drawings.
RSUs/stock awards: typically rely on vested and realised proceeds with a 2–3 year pattern.
Foreign currency: affordability often includes a haircut and bank statements evidencing regular conversion to GBP.
Popular Structures At Prime And Super‑Prime Values
Part interest‑only: preserve liquidity now, plan capital reduction around future events.
Longer terms with staged reductions: pre‑agreed capital reductions after liquidity events to maintain IO status.
Multiple securities / cross‑collateral: pledge another UK property to reduce the headline LTV.
Hybrid facilities: mortgage plus Lombard line or short‑term bridge while an asset is sold or bonus/RSU vests.
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Valuation And Legal Nuances (London Focus)
Valuation panel fit matters: choose lenders whose surveyors understand micro‑markets (e.g., specific PCL blocks/streets).
Company/Trust ownership: private banks are more familiar with SPV or trust structures; expect additional legal work and timelines.
What To Prepare (Checklist)
Identity & KYC: passports/visas, address, source of funds/wealth if assets are moving
Income pack: payslips/P60s or partnership accounts/SA302s; bonus/carry/RSU schedules; accountant/employer letters
Assets & liabilities: portfolio statements, liquidity breakdown, property schedule, tax on account
Property pack: valuation‑ready dossier (comparables, floorplan/lease/service charges/works)
Objectives: target LTV, interest‑only appetite, AUM comfort, timeline, any planned liquidity events
Typical HNW Client Scenarios We Handle
City partner with uneven profits: part interest‑only with staged capital reductions after annual distributions; large‑loan desk for headline rate.
Investment professional with carry/RSUs: private bank using averaged equity income and modest AUM to achieve a higher IO proportion.
Non‑resident buyers: Foreign currency income with haircut, international KYC, multiple securities to reach target LTV.
Entrepreneur with liquidity event pending: hybrid facility (short bridge + term mortgage) aligned to exit timetable.
What Our Clients Say
How Kite Mortgages Helps
Profile & objectives first: we pre‑underwrite income, assets and valuation to map your best route.
Lender match: we compare large‑loan desks, specialists and private banks (including AUM options) against cost and flexibility.
Deal architecture: interest‑only vs part & part, multiple securities, and exit planning so the mortgage supports your wider wealth plan.
Request your fee free mortgage consultation today. No obligation, just sound advice.
FAQs
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Not always. Some private banks price keenly without AUM; others ask for a portfolio to unlock flexibility. We’ll model the total cost and trade‑offs.
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Often at lower LTVs and with an approved repayment plan. Many clients choose part & part to balance flexibility with gradual de‑risking.
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Yes—on simpler income profiles and moderate LTVs, large‑loan desks can be both cheaper and faster.
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Yes with the right lender. Expect documentation and an FX haircut applied in affordability.
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There’s no fixed line, but £1m–£2m+ loans and complex profiles tend to open the private‑bank conversation.
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APPROVED BY THE OPENWORK PARTNERSHIP ON 22/09/2025.