Yes, you may be able to take your current mortgage deal to another property if your mortgage is portable and your lender approves the new application. This is known as mortgage porting.

However, a portable mortgage does not guarantee approval. Your mortgage lender will normally reassess your income, affordability, credit position, the new property and the amount you need to borrow.

If you are asking, “can I transfer my mortgage to another property?”, it is also important to understand what is actually being ported. In most cases, you are not simply moving the same mortgage loan unchanged from one property to another. The existing mortgage is usually redeemed when you sell, while the lender may allow you to carry your current mortgage product or rate onto the new borrowing.

In this guide, our expert conveyancing solicitors explain:

• what mortgage porting means and how it works;
• whether your mortgage is likely to be portable;
• what happens if the new property costs more or less;
• whether you can port your mortgage and borrow more;
• when a lender can refuse a porting application;
• whether porting can help avoid early repayment charges;
• the costs you may need to consider;
• how porting compares with remortgaging;
• what your conveyancing solicitor does during the move.

What Is Mortgage Porting?

Mortgage porting is the process of carrying your existing mortgage product onto borrowing secured against a new property.

Depending on your lender and mortgage terms, this may allow you to keep:

• your current fixed or tracker rate;
• the remaining product period;
• certain features linked to your existing deal.

However, porting does not usually mean the same mortgage loan simply moves unchanged from one property to another.

When you sell your current home, the mortgage secured against it is normally redeemed as part of the conveyancing when selling your property. You then take out borrowing secured against the new property.

If your mortgage lender approves the port, your existing product or rate may be applied to some or all of that new borrowing.

You will usually still need a new mortgage application. You must also satisfy the lender’s current criteria before the port can go ahead.

Can I Port My Mortgage to Another Property?

Possibly, but a portable mortgage does not guarantee that your lender will approve the move.

If you are asking “can I port my mortgage?”, start by checking:

• your original mortgage offer;
• the current mortgage terms;
• your product conditions;
• your lender’s mortgage porting rules.

Your mortgage lender will normally reassess the transaction under its current lending criteria.

This can include:

• your income and regular outgoings;
• employment circumstances;
• credit history;
• age;
• outstanding mortgage balance;
• property value;
• loan-to-value;
• the type and condition of the new property.

The legal work for the new home will also continue through the normal property purchase conveyancing process.

This means a mortgage can be portable while the porting application itself is still refused. Your circumstances or the lender’s criteria may have changed since your original application.

If you are moving home, TBI Conveyancing can handle the legal sale and purchase work alongside your mortgage arrangements.

How Does Porting a Mortgage Work?

Porting a mortgage usually means applying to carry your existing mortgage product onto borrowing secured against your new home. Your lender will reassess you and the new property before deciding whether to approve the port.

The mortgage porting process typically works like this:

1. Check Whether Your Mortgage Is Portable

Review your mortgage terms and product conditions first. You can also speak to your mortgage lender or adviser to confirm whether porting is available.

2. Apply to Port the Mortgage

You will normally need to make a new mortgage application. The lender then assesses whether you still meet its current lending criteria.

3. Complete Affordability and Credit Checks

Your lender will review your current income, outgoings and credit position. It will not rely only on the checks completed when you first took out the mortgage.

4. The Lender Values the New Property

The new property must also meet the lender’s requirements. A valuation helps confirm whether it is suitable security for the borrowing.

5. Receive the Mortgage Offer

If approved, the lender issues a mortgage offer for the new property. This sets out the borrowing and any ported product terms.

6. Complete the Sale and Purchase

Your existing mortgage is usually redeemed from the sale proceeds. The new mortgage then completes against the property you are buying.

7. Register the New Mortgage

After completion, your conveyancer registers your ownership and the lender’s legal charge with HM Land Registry.

In practice, porting still involves a fresh lending decision, a new mortgage offer and the usual legal work needed to complete the move.

Can I Port a Fixed-Rate Mortgage?

Many fixed-rate mortgage products are portable, but this depends on the lender and the terms of your mortgage.

Porting can be particularly useful if you are still within a fixed-rate period. Taking a completely new mortgage instead could otherwise trigger an early repayment charge.

However, being able to port the product does not guarantee approval.

Your lender will usually:

• reassess your affordability;
• check that the new property meets its lending criteria;
• review the amount you need to borrow;
• decide whether any additional borrowing can be approved.

If you need to borrow more for the new property, that extra amount may be placed on a different mortgage product or interest rate.

Can I Port My Mortgage to a More Expensive Property?

Yes, potentially, but you may need additional borrowing to complete the purchase.

For example, imagine you have £180,000 outstanding on your current mortgage, but need £240,000 for the new home.

If your lender approves the move:

• the existing £180,000 may keep the ported mortgage product;
• the additional £60,000 may be placed on a separate mortgage product.

That extra borrowing could have a different interest rate, product end date, fee structure or set of terms.

This can leave you with more than one mortgage product part running at the same time.

Your lender will assess affordability based on the full £240,000 borrowing requirement, not just the amount being ported.

Approval is therefore not automatic. The lender must be satisfied that you can afford the total borrowing and that the new property meets its lending criteria.

Can I Port My Mortgage to a Cheaper Property?

Yes, porting to a cheaper property may be possible, but the borrowing structure can change.

If you need a smaller mortgage for the new home, part of your existing mortgage balance may need to be repaid.

For example, if you currently owe £200,000 but only need £160,000 on the new property, you may not be able to port the full amount.

Depending on your mortgage terms, repaying the unused portion could trigger an early repayment charge.

The cheaper property will also change your loan-to-value ratio. Your lender will reassess the new property, the amount being borrowed and your overall circumstances before approving the port.

Can I Port My Mortgage and Borrow More?

Yes, some lenders allow you to port your existing mortgage product and take additional borrowing alongside it.

The extra borrowing will usually be assessed separately and may depend on:

• your current affordability;
• the lender’s criteria;
• the valuation of the new property;
• the overall loan-to-value ratio.

The additional amount may not receive the same interest rate as your existing ported mortgage.

This means you could end up with two mortgage product parts. One part may retain your current deal, while the extra borrowing sits on a different rate or product.

Those parts may also have different end dates. That can make future remortgaging more complicated because both products may not finish at the same time.

Any additional borrowing must still be approved by the lender and is not guaranteed simply because your existing mortgage can be ported.

Can My Mortgage Lender Refuse to Let Me Port?

Yes. Portability does not give you an automatic right to move your mortgage product to another property.

Your lender will usually reassess the application using its current lending criteria. Approval may be affected if:

• your income has fallen;
• your affordability has changed;
• you need significant additional borrowing;
• your credit circumstances have changed;
• the new property does not meet lender requirements;
• the loan-to-value is too high;
• you no longer meet the lender’s current rules.

None of these factors automatically means your application will be refused. They are simply matters the lender may consider when making its decision.

Lending criteria can also change over time. This means someone who qualified for a mortgage several years ago is not automatically guaranteed approval today.

A portable mortgage gives you the option to apply to retain the product. Final approval still depends on both your current circumstances and the property you want to buy.

What Are the Benefits of Porting a Mortgage?

Mortgage porting can offer several advantages, particularly if your existing deal still has favourable terms.

Potential benefits include:

• keeping an attractive fixed or tracker rate;
• avoiding or reducing an early repayment charge where the lender’s conditions are met;
• retaining an existing product when comparable new mortgage rates are higher;
• staying with a lender you already know.

However, porting does not mean the process becomes much simpler.

You will normally still need a new mortgage application, affordability checks and a property valuation. The sale and purchase will also go through the usual conveyancing process.

Porting may therefore be worthwhile in some circumstances, but it will not always save money. A mortgage adviser can help you compare the financial options.

Once your mortgage arrangements are agreed, TBI Conveyancing can help with the legal side of the move. We can:

• explain how the mortgage fits into your sale and purchase;
• review the mortgage offer and lender requirements;
• obtain the redemption figure for your existing mortgage;
• deal with the legal title of the new property;
• arrange completion and repayment of the old mortgage;
• register your ownership and the new lender’s charge.

If you are planning a move and want clarity on the conveyancing process, our team can explain what happens next in plain English.

What Are the Disadvantages of Porting a Mortgage?

The main drawback of mortgage porting is that keeping your existing product can also restrict your choices.

Because you are trying to retain that product with your current lender, you may face:

• the lender’s current affordability rules;
• fewer options than shopping across the wider mortgage market;
• additional borrowing on a different interest rate;
• mortgage product parts with different end dates;
• refusal if the new property does not meet lender criteria;
• early repayment charges in some situations;
• valuation, arrangement or other mortgage-related fees.

Different product end dates can also make future remortgage conveyancing more complicated if you later want to replace the borrowing.

Being able to port therefore does not automatically make it the best financial option.

A mortgage adviser can compare the total borrowing cost, fees, early repayment charges and future flexibility against taking a completely new mortgage. Your decision should reflect the overall cost and suitability, rather than portability alone.

Does Porting a Mortgage Avoid Early Repayment Charges?

Porting a mortgage can sometimes help you avoid or reduce an early repayment charge, but this depends on your lender and product terms.

One reason borrowers port is to keep an existing mortgage product rather than repay it early and switch to a completely new deal.

However, an ERC may still apply in some situations. This can include:

• reducing the mortgage balance;
• only porting part of the existing borrowing;
• missing the lender’s required porting timeframe;
• failing to meet specific product conditions.

The exact rules vary between lenders and mortgage products.

You should therefore check the early repayment charge provisions and portability terms before making decisions about the move.

Your lender or mortgage adviser can confirm whether an ERC is likely to apply and how the charge is calculated in your circumstances.

What Does It Cost to Port a Mortgage?

The cost of porting a mortgage varies between lenders and individual transactions.

Depending on the lender and the wider home move, you may need to budget for:

• a property valuation fee;
• a mortgage arrangement or product fee;
• lender administration charges;
• a mortgage exit or redemption fee;
• conveyancing fees;
• HM Land Registry fees;
• searches and other purchase-related costs;
• an early repayment charge where relevant.

Not every lender will charge every fee listed above.

You should also separate the cost of mortgage porting from the wider cost of moving home. Selling one property and buying another can involve legal fees, searches, Land Registry charges and other transaction costs.

At TBI Conveyancing, we can help you understand the legal costs connected with the move and explain what each stage involves. Our team can:

• provide a clear conveyancing quote for your sale and purchase;
• explain likely legal and Land Registry costs;
• obtain and deal with the redemption figure for your existing mortgage;
• review the new mortgage offer and lender requirements;
• handle searches, completion and post-completion registration;
• keep you updated on any legal costs that arise during the transaction.

Your lender or mortgage adviser can explain mortgage-product fees and any early repayment charge. We can then make sure the legal side of the move is handled clearly and efficiently.

Mortgage Porting vs Remortgaging: What Is the Difference?

Mortgage porting and remortgaging both involve mortgage borrowing, but they work differently.

Mortgage Porting

Mortgage porting usually means keeping your existing mortgage product with your current lender when moving home. You still need to apply, satisfy the lender’s current criteria and obtain approval for the new property.

Remortgaging

Remortgaging usually means replacing your existing mortgage with a new deal. This may be with your current lender or a different lender.

Mortgage Porting	Remortgaging
Usually stays with the current lender	Can involve the same or a different lender
Existing deal may be retained	A new mortgage product is arranged
A new application is still required	A new application is required
An ERC may sometimes be avoided	An ERC may apply if leaving early
Limited to the current lender’s criteria	Wider lender and product options may be available

Neither option is automatically better. Porting may suit someone who wants to retain an existing deal, while remortgaging may offer more flexibility in other situations.

The right route depends on your circumstances, borrowing needs, fees, early repayment charges and the mortgage products available at the time.

A mortgage adviser can help compare the financial options. We’ll then handle the legal work, including remortgage conveyancing, where appropriate.

What Happens If I Can’t Port My Mortgage?

If your lender will not approve the port, you may still have other ways to fund the move.

A common example is where your circumstances have changed since taking out the original mortgage. Your income may have fallen, your outgoings may have increased, or you may now need significantly more borrowing.

In that situation, the lender may refuse the amount requested rather than the idea of porting altogether. It may only be willing to lend a lower amount based on its current affordability assessment.

Possible next steps may include:

• taking a new mortgage with your existing lender;
• applying to a different lender;
• reducing the amount you need to borrow;
• increasing your deposit where possible;
• adjusting your property budget;
• delaying the move where appropriate.

For example, if your lender will only approve a lower mortgage, you may decide to buy a less expensive property or contribute more from savings or sale proceeds.

A mortgage adviser can help compare the available options. Once the funding route is agreed, your conveyancer can handle the legal work for the sale, purchase and new mortgage.

Leaving an existing fixed or discounted mortgage early may trigger an early repayment charge. It is therefore important to compare the overall financial implications, not just the headline interest rate.

Do I Need a Solicitor to Port My Mortgage?

Yes. If you are moving home with a mortgage, you will still need conveyancing legal work even if you are porting your existing mortgage product.

Porting itself is mainly a decision for your mortgage lender. At TBI Conveyancing, we handle the legal property and mortgage-security work needed to complete the move.

Our experienced conveyancing team can:

• handle the sale of your existing property;
• obtain the redemption figure for your current mortgage;
• review the new mortgage offer;
• check and satisfy lender requirements;
• investigate the legal title of the property you are buying;
• report to the lender where required;
• arrange completion;
• redeem the old mortgage;
• register your ownership and the new lender’s legal charge with HM Land Registry.

We regularly deal with mortgaged sales and purchases, so we understand how the lender requirements and conveyancing process fit together.

If you are planning to port your mortgage, speak to TBI Conveyancing about the legal side of the move. We can explain each stage clearly, keep you updated and make sure the transaction progresses properly from sale through to registration.

Frequently Asked Questions About Mortgage Porting

How Long Does It Take to Port a Mortgage?

There is no standard timeframe for porting a mortgage.

Timing can depend on:

• lender processing times;
• affordability and credit checks;
• the property valuation;
• issue of the mortgage offer;
• the property chain;
• progress with the conveyancing.

The mortgage approval and legal transaction need to move forward together before completion can take place.

Some lenders may also impose their own deadline for completing the port. If this applies, check the exact timeframe with your lender early in the process so your mortgage and conveyancing arrangements can be coordinated properly.

Does Porting a Mortgage Affect My Credit Score?

It can, because mortgage porting normally involves a fresh lending assessment.

Your lender may carry out a credit check as part of the new mortgage application. The exact process can vary between lenders and credit-reference agencies.

It is therefore not accurate to assume that porting avoids normal mortgage underwriting simply because you already have a mortgage with that lender.

Your existing repayment history may form part of the lender’s wider assessment, but approval will still depend on your current circumstances, affordability and the lender’s present criteria.

Can I Port My Mortgage If My Circumstances Have Changed?

Potentially, but changed circumstances can affect whether your lender approves the port.

Examples can include:

• starting a new job;
• becoming self-employed;
• earning more or less;
• taking on additional debt;
• changes to household spending;
• changes to your credit history.

Your lender will usually assess your current position against its current lending criteria.

This means being approved for the original mortgage does not guarantee approval today. In some cases, the lender may still approve the port but offer a lower borrowing amount than you requested.

Can You Port Any Mortgage?

No. Not every mortgage product is portable.

Whether you can port depends on the lender and the specific terms of your mortgage product. Some fixed, tracker or discounted deals may allow porting, while others may not.

Even where the product is portable, your lender must still approve the new application and the property you want to buy.

Check your original mortgage offer, current product terms or speak directly to your lender. A mortgage adviser can also help explain whether portability is available and what conditions may apply.

Is Porting a Mortgage Better Than Getting a New Mortgage?

Not necessarily. The better option depends on your mortgage terms and wider financial circumstances.

Porting may be attractive if your existing product has favourable terms or leaving it would trigger an early repayment charge.

A new mortgage may offer different rates, fees or greater flexibility.

When comparing the options, consider:

• the interest rate;
• product fees;
• early repayment charges;
• additional borrowing costs;
• total repayment cost;
• future flexibility.

A mortgage adviser can compare the financial options. Your conveyancer can then handle the legal work once you have decided how the move will be funded.