Jamie Elvin talks all about mortgages for NHS professionals.
The NHS more than 1.3 million employees in the UK. There are many doctors, nurses, dentists, and other healthcare workers who are interested in getting the NHS mortgage to buy residential and buy-to-let properties. Here in this article, we will explain all about the mortgages for NHS employees in the UK. If you are working in National Health Services in the UK, this guide will help you to get the most suitable mortgage product for yourself.
We secure mortgages for all types of NHS staff including;
- Newly-qualified doctors
- Junior doctors
- Locum doctors
- Doctors with their own practice (limited company directors or partners in an LLP)
- NHS staff on permanent and bank work
Are there specific mortgages tailored to the NHS?
The options available to NHS staff are very similar to those available to other applicants, as there is actually no such thing as an NHS mortgage. What you might find, instead, is that NHS workers may qualify for various government schemes.
Generally when we talk about an NHS mortgage, it is down to lenders offering specialist criteria rather than offering any form of discount to NHS Staff. Some lenders do offer discounted rates and fees, but these are few and far between.
What sort of schemes and help are available for NHS workers?
There are providers that offer certain incentives on their mortgages, but these aren’t necessarily reserved for NHS staff. You may find that these discounts are available to both current NHS workers and retired employees of the NHS.
For example, if you choose an affordable housing scheme mortgage, you could benefit from buying a property with a smaller deposit. You could also get reduced loan fees for a fixed number of years.
Some developers offer key worker mortgage discounts and incentives. With one example, NHS workers qualify for a 5% deposit contribution, whilst another takes £500 off every £25,000 spent on one of their new build properties. Others might offer cashback schemes or contribute something tangible such as an alarm system or flooring for the property.
Do NHS workers get better mortgage rates or special discounts on mortgages?
NHS staff may have access to specialist mortgage products that are not available to others. These could be professional mortgage products or specialist key worker schemes. For the most part, NHS staff don’t really get any form of discount on their mortgage, but a small number of lenders offer reduced rates and cash-backs.
How do I know if I qualify for an NHS mortgage?
Typically, only clinical staff are eligible for specialist discounts. Medical, administrative, and housekeeping staff often won’t qualify.
If you carry out a clinical staff role within any of the trusts and organisations below you should be eligible:
- NHS GP Surgeries
- Dental practices with NHS status
- Mental Healthcare and Social Care Trusts
- NHS Primary Care and other Care Trusts
- NHS Direct
- NHS Ambulance Trust
- The National Blood Transfusion Service
- The Health Protection Agency
Challenges for NHS staff when it comes to getting a mortgage
Whilst the NHS is, of course, a very reputable employer there are elements that can make it more complex from a mortgage point of view which include
Hospital Rotations: NHS employees, especially doctors and nurses, often undergo regular hospital rotations. This can pose challenges as lenders may prefer stable employment history, and frequent rotations may raise concerns about income stability.
Short Contracts: Some NHS employees, such as temporary staff or those on fixed-term contracts, may have contracts of relatively short duration. Lenders may be cautious about providing mortgages if the contract period does not align with their typical mortgage term requirements.
Shift Work and Salary Band Restrictions: NHS employees, particularly those in shift-based roles, may receive income through unsociable hours or additional allowances. Lenders may not consider these income components in full, which can affect the borrowing capacity.
Newly Qualified Staff: Newly qualified NHS employees may face challenges
due to limited employment history, making it harder for lenders to assess their income stability and creditworthiness.
Locum Doctors: Locum doctors, despite earning well, face challenges due to fluctuating income, income variability, and limited employment contracts. Lenders may be cautious about approving mortgages based on such income sources.
Trainees: NHS trainees, such as junior doctors, may experience uncertainty regarding future placements or rotations. This can make lenders hesitant, as it may impact their ability to meet mortgage obligations if the employment situation changes.
Owners of GP Practices with Minimal Trading History: General practitioners who have recently taken ownership of a GP practice with minimal trading history may face challenges in demonstrating stable income to lenders.
How much can I borrow?
The amount you can borrow on an NHS mortgage depends on multiple factors, including the lender, your individual circumstances, deposit, income level, outgoings, and credit score. While there is no fixed rule, it is common for lenders to offer a borrowing limit of around 4.5 times your income. However, higher income multiples, such as 5 times or 5.5 times, may be available for individuals with higher incomes.
Occupational therapist £35,814
What’s the process of applying for a NHS mortgage?
Find a Specialist Mortgage Broker: Look for a mortgage broker who has experience working with NHS staff regularly and understands the unique aspects of NHS employment. They will have knowledge of specific lenders who offer NHS-specific mortgage products and can guide you through the process.
Gather Your Documents: Collect all the necessary documents to support your mortgage application. These may include proof of identification, employment contracts, payslips, bank statements, tax returns, and any additional documentation requested by the lender.
Apply for a Mortgage Promise or Agreement in Principle (AIP): A Mortgage Promise or AIP is a preliminary assessment by a lender indicating the amount they are likely to lend you based on an initial evaluation of your financial circumstances. This step helps you understand your potential borrowing capacity and can strengthen your position when making an offer on a property.
How can Strive Mortgages help with NHS mortgages?
Working with a broker like Strive Mortgages has years of experience arranging mortgages for NHS staff can help save you time, stress and money, here’s several ways working with strive Mortages can help with your mortgage application.
Understanding NHS Wages: A broker experienced in working with NHS employees understands the nuances of NHS wages, including shift allowances, overtime, and other income components. They can accurately assess your income and present it to lenders in the most favourable way.
Knowledge of Best Schemes: A broker specialising in NHS mortgages is familiar with the specific mortgage schemes and initiatives available for NHS staff. They can guide you towards the most suitable options and help you navigate through the application process.
Assistance with Paperwork: Applying for a mortgage involves significant paperwork. A broker can help you gather and organise the necessary documents, ensuring everything is in order for a smooth application process. They can also explain any complex forms or requirements.
Maximising Approval Chances: Brokers have in-depth knowledge of various lenders’ criteria and lending policies. They can assess your circumstances, identify the most suitable lenders, and structure your application to increase the chances of approval. They can also negotiate on your behalf to secure the most favourable terms.
Time and Effort Savings: A broker takes on the legwork of researching, comparing deals, and liaising with lenders. This saves you time and effort, allowing you to focus on your work and other responsibilities while they handle the mortgage process.
Can I get a mortgage on a zero hours contract?
Yes, it is possible to get a mortgage as an NSH worker on a zero hours contract. Lenders typically require a track history of 6 to 12 months and may assess your income by averaging it out during that period. Some lenders consider the full income from zero hours contracts, while others may use a percentage. It’s crucial to shop around and work with a mortgage specialist to find lenders who are more open to your specific circumstances.
Can I get a mortgage as a locum Doctor?
Yes, it is possible to get a mortgage if you work as a locum. Lenders typically prefer a minimum track record of one year, but it may still be possible to secure a mortgage with less experience.
What mortgage products are available to NHS staff?
NHS staff generally have access to a wide range of mortgage products available to the general public. These include fixed-rate mortgages, tracker mortgages, variable rate mortgages, and other standard mortgage options. The specific terms, interest rates, and eligibility criteria may vary depending on the lender and individual circumstances.
Does NHS bank work count towards mortgage?
Yes, it is possible to get a mortgage using NHS bank work income. Lenders typically require a track history of 6 to 12 months, and they may average out your income during that period. Different lenders have varying policies, with some considering the full income from NHS bank work, while others may use a percentage. It’s important to shop around and work with a mortgage specialist to find lenders who are more accommodating to your specific circumstances.
Is it possible to get a mortgage as a trainee doctor?
Yes, it is possible to get a mortgage as a trainee doctor. However, there may be some specific considerations due to the nature of your employment. Lenders typically assess your income, employment stability, and future earning potential when considering a mortgage application. As a trainee doctor, your income may be lower initially, but lenders may take into account your future earning potential and career prospects.
Is it possible to get a mortgage as an NHS worker with bad credit?
Yes, it is possible to get a mortgage as NHS staff with bad credit. Specialised lenders who cater to individuals with bad credit may be more accommodating. Working with a mortgage broker experienced in dealing with bad credit cases can help you navigate the process and improve your chances of approval.