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Frequently asked questions

Top 3 FAQs

LMS only deal directly with HSBC and the customer. For an update on a specific case please call the helpdesk.

For sole traders and partnerships, we'll need to see their last 2 years' signed audited or certified accounts (the most recent of which must be no more than 18 months old).

For limited companies, we'll need to see their last 2 years' signed audited or certified accounts (the most recent of which must be no more than 18 months old).

For limited liability partnerships, the evidence requirements vary depending on the tier of the partnership. See the 'Self-employed income' section of our lending criteria for more details.

For all self-employed customers, we'll ask for a minimum of the last 2 months' commercial bank statements to confirm whether the business is still trading at a similar level to that in the accounts.

An HSBC mortgage may extend beyond the intended retirement age of the main income earner if the applicant can clearly demonstrate they will be able to service the mortgage for its full term.

When assessing affordability, consideration is given to the period of time remaining until retirement - the nearer they are to retirement, the more robust their evidence of income needs to be.

We also consider the type of employment the customer is engaged and whether they're likely to able to continue working.

When assessing outgoings, we take into account the fact that expenditure may also decrease at retirement eg the costs associated with full time employment such as travel costs or costs associated with financial dependents.

In the case of interest only applications, the customer must also be able to demonstrate the ability to repay the capital at the end of the mortgage term.

Applicant

LMS only deal directly with HSBC and the customer. For an update on a specific case please call the helpdesk.

An HSBC mortgage may extend beyond the intended retirement age of the main income earner if the applicant can clearly demonstrate they will be able to service the mortgage for its full term.

When assessing affordability, consideration is given to the period of time remaining until retirement - the nearer the customer is to retirement, the more robust their evidence of income needs to be.

We also consider the type of employment the customer is engaged and whether they're likely to able to continue working.

When assessing outgoings, we take into account the fact that expenditure may also decrease at retirement eg the costs associated with full time employment such as travel costs or costs associated with financial dependents.

In the case of interest only applications, the customer must also be able to demonstrate the ability to repay the capital at the end of the mortgage term.

Yes, UK citizens who are living or working overseas can apply for an HSBC mortgage to purchase a property in the UK, providing they live in an approved country.

All European Economic Area (EEA) Nationals and Swiss Nationals are treated as UK nationals.

We also accept applications from Non-EEA Foreign Nationals who have been granted the right of abode or indefinite leave to remain in the UK by the Home Office.

We will only lend to applicants without the right of abode or indefinite leave to remain in the UK if they meet all the following criteria:

  • The customer must evidence that they have lived and worked in the UK for a minimum of 12 months at point of application – evidenced through passport stamp
  • The customer must have a work permit / visa with at least 12 months left to run until expiry at point of application
  • Maximum LTV of 75% for mortgage borrowing or additional lending
  • Additional lending cannot be used for debt consolidation
  • Deposit is funded from the customer's own resources. Gifts and builder's cash backs are not acceptable, unless they are in addition to the 25% deposit provided from the applicants own resources
  • Foreign nationals without indefinite leave in the UK or no right of abode entitlement not meeting the above criteria are subject to the same criteria as Non-UK residents, as set out below

Non-UK Residents

For overseas customers looking to purchase a property in the UK please see the overseas customers section.

Please note, we can accept translations from a UK based translation company, provided we can verify them via their website. When submitting foreign language documents, please provide English translations as well as the original documents.

For online applications, we run an automatic address check so evidence may not be required.

If the customer's address cannot be verified electronically, we'll accept a wide range of documents as proof. Full details can be found on our packaging requirements page

For online applications, we run an automatic identity check so evidence may not be required.

If the customer's identity cannot be verified electronically, we'll accept a wide range of documents as proof. Full details can be found on our packaging requirements page

A customer who has missed payments on their credit commitments may be considered under exceptional circumstances. If you'd like to discuss a particular case with us, please call the intermediary helpdesk.

We do not currently accept Help to Buy applications via HSBC for Intermediaries. We do accept them directly in our branches and over the phone.

We can provide residential mortgage facilities to landlords, providing they do not meet the following definition of a Professional/Portfolio Landlord:

  • BTL borrowing greater than £2 million across all lenders; or
  • More than 50 per cent of the customer's total gross income (joint income) is derived from rental income.
  • Having four or more BTL mortgaged properties in aggregate at the end of the application (E.g. Purchase applications will be acceptable if the customer currently has 2 or less mortgaged properties. Non purchase applications will be acceptable if the customer currently has 3 or less mortgaged properties).

Applicants must be an owner occupier of a residential property which they have lived in for at least 6 months. For joint applications, at least one applicant must be an owner occupier of a residential property which they have lived in for at least 6 months.

A customer can apply to remortgage at any time after they have completed their purchase.

Please note that for properties owned for less than 6 months, we will require the applicant's solicitor to make additional checks.

Income

For sole traders and partnerships, we'll need to see their last 2 years' signed audited or certified accounts (the most recent of which must be no more than 18 months old).

For limited companies, we'll need to see their last 2 years' signed audited or certified accounts (the most recent of which must be no more than 18 months old).

For limited liability partnerships, the evidence requirements vary depending on the tier of the partnership. See the self-employed income section of our lending criteria for more details.

For all self-employed customers, we'll ask for a minimum of the last 2 months' commercial bank statements to confirm whether the business is still trading at a similar level to that in the accounts.

For more on how we assess self-employed income, see our lending criteria

We lend to customer on fixed-term contracts that have been employed continuously with the same employer for a minimum of 2 years and whose past history suggests the current contract is likely to be renewed.

We accept the applicant's salary (often referred to as director's remuneration or emoluments) along with their share of the last 2 years' average net profit after corporation tax. Please note, if their most recent set of accounts shows net profit lower than the 2-year average, we'll use this figure instead.

We ask for the last 2 years' P60s as proof of overtime. Please note, a maximum of 50% of the average of the last 2 years' average overtime can be considered as guaranteed income.

We accept income from overtime, bonuses and commission, where it is shown to be regular. A maximum of 50% of the average of the last 2 years can be used.

As evidence, we'll ask to see the customer's last 2 years' P60s. If bonus income can't be validated by P60s, we'll ask for the relevant payslips or a letter from the employer.

We may consider applicants on zero-hours contracts on a case-by-case basis if all their income is generated in the same line of work. Please call the intermediary helpdesk for more details.

We only accept benefit income if it can be guaranteed for the full length of the term.

Yes, we can consider income from a customer who has recently started a new job.

When assessing their application, we'll need to know whether they are on a probationary period, and if so the length of that period and how long is remaining. We'll also consider their employment track record and whether they have had any career gaps or changes of career plus previous P60s and significant increase in income from new role

As evidence, we'll usually ask for a combination of payslips, bank statements, P60s, tax returns and an employment contract or job-offer letter.

If the customer advises they will return to work on the same terms, the last 3 months' payslips of normal pre-maternity leave income can be used.

If they plan to return to work on reduced hours, the reduced income will be calculated on a pro-rata basis based on previous evidenced income, or supported by an employer's letter if available.

For more on how we assess maternity leave income, see our lending criteria

Borrowing

We use gross annual income (defined as basic salary plus permanent allowances such as a territorial allowance) to calculate net monthly pay after income tax and national insurance deductions.

We need to know about all payslip deductions (such as for pensions, childcare, student loans and season tickets).

Ground rent and service charge costs for leasehold properties are recorded under 'Basic essential expenditure'.

We assess Buy to Lets in the background as part of our income and expenditure assessment taking into account the full costs associated with the Buy to Let, not just the rental income.

Property

There is no minimum floor area. We rely on our valuers to advise us whether a property is good security for our loan and how marketable it is - regardless of its size.

We define a new build property as one that will be occupied for the first time and/or has been built and completed within the last 24 months.

Although we can approve mortgages on properties not yet built subject to satisfactory valuation, we will not release funds until the property has been completed. A re-inspection may be required if the surveyor advises one is necessary in their original valuation.

Standard lending criteria apply subject to:

  • A minimum £25,000 deposit for properties is required where the LTV is greater than 75%;
  • Maximum 85% LTV (for houses and flats); and
  • A structural defects warranty being in place

The value of any incentive must be deducted from the purchase price when calculating LTV.

Timber-framed properties constructed between 1920 and 1965 are considered unacceptable for mortgage purposes due to inferior building regulations in relation to vapour barriers.

Period timber-frame properties and those constructed post-1965 will be considered, subject to the valuer's comments and with a maximum LTV of 80%

If Japanese Knotweed has been identified within 7 metres of a property's garden fence, the valuer will follow the Royal Institute of Chartered Surveyors' guidelines to assess the risk.

We can only lend if we are provided with a treatment schedule and a completion certificate confirming that the weed has been eradicated that there is a guarantee of at least 10 years in place.

We will consider applications for properties with leased solar panels, providing the indexed LTV is less than 90%. In line with the guidance given by the Council of Mortgage Lenders (CML), we will ask our solicitor to obtain the following:

  • Signed authorisation from the home-owner, allowing the solar panel provider to liaise with the solicitor;
  • Evidence of accreditation that the installation was made to approved standards (the installer must be accredited with The Microgeneration Certification Scheme);
  • A signed letter from the solar panel provider in line with guidance given by the CML
  • A copy of the lease, in line with the CML letter, containing no terms which could be harmful to our interests in the property (please note, the details of the property and title number held on our records must match that on the lease to the solar panel provider); and
  • Signed copy of the HSBC Lender Agreement

Product

No, we don't have dual pricing. Brokers have access to exactly the same rates as the staff in our branches.

Acceptable repayment strategies for interest-only loans are:

  • Sale of an additional home or a buy-to-let property in the UK - whether mortgaged or owned outright
  • Endowment policy
  • Cash savings
  • Other investments
  • Variable income such as bonuses (only accepted as a partial repayment strategy)

For more details, see Interest Only Repayment Strategies.

We need to confirm and document the source of an applicant's deposit to complete the mortgage. Whether evidence of deposit is required will be considered on a case-by-case basis.

Information about gifted deposits can be found in our lending criteria.

Existing borrowers

Currently, we do not allow HSBC mortgages to be transferred to a different property via our intermediary service. Please ask your customer to contact us directly.

Lump sum and overpayments can be made at any time to our tracker mortgages.

Our fixed rate and discount mortgages have an annual overpayment allowance equivalent to 10% of the outstanding mortgage balance, giving customers the flexibility to increase their monthly repayments or make lump sum payments up to this amount if they wish.

The overpayment allowance is refreshed annually on the anniversary of the drawdown or the start of the new rate following a switch and will be based on the current balance at the time. If the customer switches rates before this anniversary date, a new overpayment allowance will commence from the date the new rate begins. An Early Repayment Charge will apply to any overpayments made above the annual allowance (either regular or ad hoc).

Where overpayments are made on an ad hoc basis, we continue to collect the same monthly payment as before, unless the customer instructs us to reduce their monthly payment.

If a customer asks to set up a flexible regular overpayment, we send them a confirmation letter containing a projection of the savings (both interest and term) they could make if they continue to maintain the overpayment.

If the customer subsequently makes any changes to their direct debit, payment date or payment amount or if the interest rate changes, we automatically recalculate and reschedule the monthly payment based on the current balance, interest rate and remaining agreed term. We also send a new projection of savings from the date of the change to the end of the loan. Please note, the savings already made prior to the reschedule are not included in the revised projection.

Fees

Applicants who choose to add part of the booking fee to their mortgage instead of paying it in full at the outset, would need to pay £99 once their application has been approved (for booking fees of £999 or less), with the remaining balance of the booking fee added to their loan. Where the booking fee is greater than £999, the customer would need to pay £249 once their application has been approved with remaining balance of the booking fee added to their loan. If the customer chooses to add the booking fee to their loan, please make them aware they will pay more interest over the term of the loan than if they pay the booking fee in full at the outset.

Applicants who choose to add part of the booking fee to their mortgage instead of paying it in full at the outset, would need to pay £99 once their application has been approved (for booking fees of £999 or less), with the remaining balance of the booking fee added to their loan. Where the booking fee is greater than £999, the customer would need to pay £249 once their application has been approved with remaining balance of the booking fee added to their loan. If the customer chooses to add the booking fee to their loan, please make them aware they will pay more interest over the term of the loan than if they pay the booking fee in full at the outset.

After the application has been approved, we instruct a valuer from our approved panel to contact the customer. They will take the payment for the valuation fee and arrange a suitable date and time to visit the property.

For more on valuations, see our lending criteria.

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