The interest only mortgage

In this guide, we’ll help you understand why you might want to consider an interest-only mortgage and list the pros and cons of getting one.

Bear in mind
Your home could be repossessed if you don't keep up repayments on your mortgage.
You may have to pay an early repayment charge to your existing lender if you remortgage.
Any savings will vary depending on personal circumstances.

What is an interest only mortgage?

With an interest only mortgage, as the name suggests, you only pay back the interest on the loan each month. You don't pay back the money you borrowed to buy the property (the capital) until the end of the mortgage term.

This means that your monthly payments are much lower than if you had a repayment mortgage, but you’ll need to have the money to pay back the entire loan at the end.

Of course, this type of arrangement presents a bigger risk for yourself and the lender. Therefore lenders will only agree to provide you with an interest only mortgage if they're confident you'll have the ability to pay the full amount back at the end of the mortgage term. There are strict guidelines to ensure responsible interest-only lending.

Before taking out an interest only mortgage, therefore, lenders will want to understand how you intend to pay back the loan. This is known as the ‘repayment vehicle’.

The most common ways that people do this are:

  • Cashing in on stocks, shares, ISAs, or savings
  • Selling other properties you may own
  • Through pensions, endowment policies, and investment bonds

If, by the end of the mortgage term, you don't have sufficient funds available to pay back the loan amount, you may find yourself having to sell the property to pay the mortgage off.

Advantages of an interest only mortgage

The principal advantage of paying a mortgage on an interest only basis is, of course, that your monthly payments will be significantly lower than those for the equivalent repayment mortgage.

There are other benefits too:

  • There’s less chance of you getting into arrears on your mortgage.
  • It's a low upfront-cost way of getting a foot on the property ladder.
  • If you have additional money available, it’s often possible to overpay on an interest only mortgage, depending on the product and criteria. Any such overpayment is deducted from the capital outstanding, reducing the debt to be repaid at the end.
  • There are potential tax advantages associated with interest only mortgages in the case of buy-to-let investors.

Disadvantages of an interest only mortgage

The main drawback of this type of mortgage is that, as you’re only paying the interest on your loan, at the end of the term you’ll still owe all of the original sum borrowed.

Other downsides include:

  • You may need to use savings, investments, or other assets you have to pay off the total amount borrowed at the end of your mortgage term. This could leave you short of cash for your retirement or other projects.
  • Even if you put money into an investment plan over the life of the loan, it may not be worth enough at the end to pay off the debt in full.
  • You might not be in a position at the end of the term to repay your original mortgage amount.
  • Some people count on rising property prices, then plan to sell at the end of the mortgage and pay off the loan while downsizing to a smaller property. But you can't rely on rising property prices to pay off the loan as they may fall. You’d then have to sell the property and make up the difference in value to repay the mortgage
  • If you find yourself in a negative equity situation wherein your mortgage is more than your property is worth, you may find it hard to remortgage your home.

Why switch to an interest only mortgage?

As we've already seen, this type of loan means your monthly payments should be lower because you’re not paying back the capital. However, you need to factor in that on a variable rate mortgage, payments can still increase when interest rates rise.

Fixed rate mortgage

It's possible to get a fixed rate mortgage which ensures there are no changes in repayments for a fixed period of time. This is good for stability and helps with financial planning. However, at the end of the initial fixed period, you’ll go back to the Standard Variable Rate (SVR) - unless you choose to remortgage - and this could mean an increase in your payments.

Tracker mortgage

An alternative is a tracker mortgage which follows a well-known rate such as The Bank of England’s interest rate, giving you some certainty regarding rate movements. Your repayments will rise as rates rise, but they’ll also fall if rates fall. Trackers are usually a few percentage points above the rate they’re tracking.

Offset mortgage

Another popular choice is an offset mortgage. Here your mortgage loan is linked to a savings account. With this type of product, you don't get interest on your savings but they go to offset the loan. So the more you save, the less you pay on your mortgage. You can also put the money in your savings account towards paying off the capital at the end of the term.

Whether it's on a fixed rate, tracker, or offset mortgage basis, it’s become harder to get an interest only mortgage since the financial crisis of 2008. Lenders now expect to see solid evidence as to how you intend to repay the loan, and will ask to see this at the application stage. A promise of a windfall or inheritance at some future date isn’t enough; lenders will expect to see an approved investment vehicle - such as an ISA - and will check to see that it's on track to pay off the loan when you remortgage.

Interest only mortgages are more common in the buy-to-let space, where the sale of the buy-to-let property can be used as the repayment vehicle.

You can also choose to make overpayments, either as lump sums or on a regular basis if you can afford it. These will contribute directly towards reducing the capital and therefore the amount that you’ll have to pay back at the end of the mortgage term.

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Bear in mind
Your home could be repossessed if you don't keep up repayments on your mortgage.
You may have to pay an early repayment charge to your existing lender if you remortgage.
Any savings will vary depending on personal circumstances.