About The Property Finance Co.
At The Property Finance Co., we understand that buying a home or investment property is a major financial commitment. It requires careful planning and clear guidance from the start.
As fully independent mortgage advisers with access to the entire UK mortgage market, we work to find the most suitable mortgage for your needs. Whether you are a first-time buyer, moving to a new property, remortgaging, or growing a buy-to-let portfolio, we aim to make the process straightforward and reliable.
We work with a wide panel of lenders, offering access to competitive interest rates and exclusive deals. These options are often not available to the public or through many other brokers. You will benefit from tailored advice and a broader choice, ensuring the mortgage suits your financial goals and current situation.
Our advice is always impartial. Because we are not tied to any one lender, our only focus is finding what works best for you. We take the time to assess your specific needs and provide clear recommendations for both mortgage and protection products. Your financial wellbeing is always the priority.
We combine experience with a straightforward and personal approach. We guide you through each step of the process, helping you make informed decisions with confidence. Our goal is to give you peace of mind so you can enjoy your new home or grow your property investments with confidence. You can find us on: Find Mortgage Advisers
Why Choose us?
Choosing the right mortgage advisor can significantly impact your home-buying or property investment experience. The Property Finance Co. provides expert mortgage advice with clear, practical support tailored to your goals.
1. Independent & Whole-of-Market
We’re not tied to any lender. This allows us to search the entire mortgage market for suitable deals for your situation. Our advice is based on what suits your circumstances, not what suits a particular lender’s sales targets.
2. Access to Exclusive Deals & Competitive Rates
Our established relationships with lenders mean we often access exclusive deals unavailable on high street or comparison sites. Whether you’re buying, remortgaging or investing, we’ll help you secure a competitive rate to match your needs.
3. Tailored, Impartial Advice
We take time to understand your financial background, future plans, and long-term goals before giving advice. Our guidance is impartial, clear, and shaped around your personal requirements, not what earns us commission.
4. Support Beyond the Mortgage
We also advise on personal protection, such as life cover, critical illness cover, and income protection. This ensures your finances and family are protected should unexpected events affect your ability to pay.
5. Commitment to Client Care
We are transparent, professional, and always aim to treat customers fairly. You’ll never be left in the dark. We avoid jargon and provide clear updates, so you always understand your options and the stage of your application.
6. Making the Process Simple
We handle the full mortgage process from start to finish, saving you time and reducing unnecessary stress. We’ll chase lenders, manage paperwork, and update you regularly—so your application stays on track.
Residential Mortgages
Buying a home is one of the most important financial decisions you’ll ever make. Whether you’re a first-time buyer, moving home, or remortgaging, our role is to help you secure a residential mortgage that fits your needs and long-term plans.
What Is a Residential Mortgage?
A residential mortgage is a loan secured against a property you intend to live in as your main home. You repay the mortgage in monthly instalments, which include both the loan amount and interest, over an agreed term, usually 25 to 35 years.
Mortgages can be arranged on a repayment basis (where the loan reduces over time), or interest-only (where you only pay the interest and repay the full loan at the end of the term, usually via a separate repayment strategy).
Who Are Residential Mortgages For?
Residential mortgages are suitable for:
Home movers
Remortgaging homeowners
Applicants with complex income (e.g. contractors or self-employed)
You must intend to live in the property and it must be your primary residence. If you plan to let it out, a buy-to-let mortgage would be required instead.
Types of Residential Mortgage Deals
There are several types of mortgage products available, depending on your goals and risk appetite:
Fixed Rate – Your interest rate stays the same for a set period (e.g. 2, 3, or 5 years), giving you predictable monthly payments.
Tracker Rate – Your rate follows the Bank of England base rate, so monthly payments can go up or down.
Discounted Variable Rate – A discounted rate based on the lender’s standard variable rate (SVR), often cheaper but less predictable.
Offset Mortgages – Your savings are offset against the loan, reducing the interest charged.
We’ll help you compare different options and explain which works best for your circumstances.
Residential Mortgage Eligibility Criteria
Lenders will assess your ability to repay the loan based on:
Your income (including employment, self-employment, or benefits)
Existing debts and credit score
Deposit size (typically 5%–40%)
Age and mortgage term
Property type and location
Some lenders also have stricter rules for flats above commercial premises or non-standard constructions. We’ll assess this during the initial consultation.
If you’re purchasing or refinancing a property used for business purposes, a commercial mortgage could be the right option. Whether you’re expanding premises, buying an office, or investing in a warehouse, we help you secure the right deal.
What Is a Commercial Mortgage?
A commercial mortgage is a loan secured against a property that is used for business or investment purposes. Unlike residential mortgages, commercial lending is not based on standardised products. Each case is assessed individually by lenders and priced based on the perceived risk, loan amount, and asset type.
These mortgages can apply to:
Offices
Retail units
Warehouses
Industrial units
Care homes
Mixed-use buildings
Commercial buy-to-let properties (HMOs, blocks of flats, etc.)
Who Uses Commercial Mortgages?
Commercial mortgages are suitable for:
Business owners buying premises to trade from
Investors purchasing commercial property for income
Landlords expanding into semi-commercial or mixed-use assets
Developers refinancing existing assets for capital release
Applicants may apply as individuals, limited companies, or through a pension structure (such as a SIPP or SSAS). We’ll guide you on the best route depending on your circumstances.
Key Features of Commercial Mortgages
Unlike residential mortgages, there are no set rates or terms. Lenders assess each application on its own merits.
Typical features include:
Loan terms from 3 to 30 years
Fixed, variable, or interest-only options
Loan-to-value (LTV) ratios up to 75%
Interest rates based on risk, sector, and experience
Arrangement and valuation fees apply
Repayment or interest-only options, subject to lender terms
Repayment terms and deposit size will vary depending on your sector, property type, and experience as a borrower or investor.
Commercial Mortgage Eligibility Criteria
Each lender has different underwriting rules, but most will assess:
Your trading history (for owner-occupiers)
Property type and condition
Rental income or trading performance
Business accounts or financial forecasts
Credit history and affordability
Experience in property investment or development
For investment properties, lenders may use debt service coverage ratios rather than standard affordability assessments.
Investing in property remains a popular strategy for generating income and building long-term wealth. Whether you’re letting out a single house or managing multiple tenants in one property, choosing the right mortgage is essential for both profitability and compliance.
What Is a Buy-to-Let Mortgage?
A buy-to-let (BTL) mortgage is designed for landlords who wish to purchase a property to rent it out to tenants. It differs from a residential mortgage, as the affordability is often assessed based on expected rental income rather than your personal salary alone.
BTL mortgages are available to both individual landlords and limited companies. Interest-only and repayment options are available, with interest-only being more common due to lower monthly payments and tax planning flexibility.
What Is an HMO Mortgage?
An HMO (House in Multiple Occupation) mortgage is for landlords letting a property to three or more tenants who share communal facilities. These types of properties can produce higher rental yields, but they come with stricter rules and often require specialist lending.
Most lenders class a property as an HMO if:
It is rented to at least three tenants
The tenants form more than one household
Facilities such as bathrooms or kitchens are shared
Some lenders apply different rules for licensable HMOs, such as those with five or more tenants across three storeys or more.
Key Features of Buy-to-Let and HMO Mortgages
Higher deposit requirement – Usually 20% to 40% depending on property type and lender.
Rental stress testing – Affordability is based on the expected rental income, tested at a set interest rate.
Limited company options – Many landlords now use a limited company structure for tax efficiency.
Licensing and regulation – HMOs may require a local authority licence and must meet specific safety standards.
Specialist valuations – HMO properties may be valued on a commercial or investment basis, not just bricks-and-mortar.
Who Can Apply?
BTL and HMO mortgages are available to:
First-time landlords (limited lenders available)
Experienced landlords with single or portfolio properties
Individual applicants and limited companies
Applicants with complex income structures, including self-employed
Lenders will assess:
Your credit history
Personal income (in some cases)
Anticipated rental income
Property location and condition
HMO licensing status (if applicable)
How We Can Help
Protecting your home, income, and loved ones is just as important as securing the right mortgage. Unexpected events can have serious financial consequences, so it’s vital to have suitable protection in place to keep your household financially stable.
Why Protection Matters
Many people take out a mortgage without planning for what happens if their income stops unexpectedly. Whether due to illness, job loss, or death, your financial commitments don’t pause. Protection policies are designed to support you or your family during difficult times, ensuring you can continue paying your mortgage and other essential costs.
Key Types of Protection
There’s no one-size-fits-all solution, so we recommend a mix of cover options based on your personal situation:
1. Life Insurance
Life insurance pays out a lump sum if you pass away during the policy term. This can help clear the outstanding mortgage balance, cover living costs for dependents, or pay for funeral expenses. It’s especially important if you have a joint mortgage or dependants who rely on your income.
2. Critical Illness Cover
Critical illness cover pays a tax-free lump sum if you’re diagnosed with a specified serious illness, such as cancer, heart attack, or stroke. This money can be used to pay off your mortgage, cover private treatment, or support day-to-day living costs while you recover.
3. Income Protection
If you become too ill or injured to work, income protection can replace part of your salary each month. It typically pays out a percentage of your income until you return to work or the policy ends. This is particularly valuable for self-employed individuals and those without employer sick pay.
4. Family Income Benefit
Instead of a lump sum, this type of life cover pays a monthly income to your family if you die during the term. It helps replace your lost income and maintain household stability over the long term.
Tailored Protection for Your Mortgage
We assess your mortgage, income, household bills, and dependents to determine the amount of protection you need and how long it should last. All recommendations follow current UK affordability and lender guidelines, ensuring any linked cover remains appropriate and fair.
What Makes Us Unique?
At The Property Finance Co., we believe a mortgage broker should do more than secure a loan; they should stand for something greater. Our approach is built on strong values, honest service, and a commitment to doing what’s right for every client, every time.
Integrity Comes First
We put transparency and honesty at the heart of every decision.
You’ll always know where you stand, with no hidden costs, no confusing language, and no pressure.
We never recommend products based on commission or incentives—we only suggest what is truly right for your situation.
Our advice is backed by thorough research and a commitment to treating customers fairly at all times.
Strong Work Ethic
We take pride in being reliable, responsive, and well-prepared.
You can count on us to follow through, chase lenders, and keep things moving without delay.
We take care of the details, so you don’t have to.
Our team works diligently to ensure that nothing falls through the cracks.
Respect for Every Individual
We treat every person with fairness and respect, no matter their background or financial circumstances.
Everyone deserves access to clear advice and helpful support when making big financial decisions.
We listen before we act—so we can understand what matters to you, and tailor our service accordingly.
Commitment to Diversity and Inclusion
We welcome and support clients from all walks of life.
Our team includes individuals from different backgrounds, cultures, and communities across the UK.
We understand that needs can vary, and we offer advice that respects your personal and cultural values.
We also speak multiple languages, so you can feel confident discussing your finances in a way that feels natural to you.
Clear Communication Every Step of the Way
We speak plainly and avoid jargon.
From your first enquiry to the day your mortgage completes, we’ll keep you informed at every stage.
We believe in doing things properly, with care, clarity, and your best interests at the centre of every conversation.
Contact Us Today
PBSBrokers is an Appointed Representative of Connect IFA Limited 441505, which is Authorised and Regulated by the Financial Conduct Authority and is entered on the Financial Services Register (https://register.fca.org.uk/s/) under reference 1034688.
The FCA do not regulate some forms of Business Buy to Let Mortgages and Commercial Mortgages to Limited Companies.
The information contained within this website is subject to the UK regulatory regime and is therefore targeted at consumers based in the UK.
Your property may be repossessed if you do not keep up repayments on your mortgage
There will be a fee for mortgage advice, the precise amount will depend upon your circumstances. Your Consultant will confirm the amount before you choose to proceed but we estimate it to be a minimum
of £499 or 0.5% of the mortgage balance — for example, £500 on a £100,000 mortgage.
We usually charge a fee of £199 admin fee when submitting your application to the lender.
6th Floor, FC200, 2 Lakeside Drive, Park Royal
London
Brent
NW10 7FQ
Registered in England and Wales No: 15895954
PBSBrokers is an appointed representative of Connect IFA
Commission Disclosure
We are a credit broker and not a lender. We have access to an extensive range of lenders. Once we have assessed your needs, we will recommend a lender(s) that provides suitable products to meet your personal circumstances and requirements, though you are not obliged to take our advice or recommendation.Whichever lender we introduce you to, we will typically receive commission from them after completion of the transaction. The amount of commission we receive will normally be a fixed percentage of the amount you borrow from the lender. Commission paid to us may vary in amount depending on the lender and product. The lenders we work with pay commission at different rates. However, the amount of commission that we receive from a lender does not have an effect on the amount that you pay to that lender under your credit agreement.
How to make a complaint
It is our intention to provide you with a high level of customer service at all times. If there is an occasion when we do not meet these standards and you wish to register a complaint, please write to:
Compliance Department
Connect IFA Ltd
39 Station Lane, Hornchurch, RM12 6JL
Call: 01708 676110
If you cannot settle your complaint with us, you may be entitled to refer it to the Financial Ombudsman Service:
www.financial-ombudsman.org.uk
Think carefully before securing other debts against your home.
By consolidating your debts into a mortgage, you may be required to pay more over the entire term than you would with your existing debt.
The actual rate available will depend upon your circumstances. Ask for a personalised illustration