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Most home movers in England and Wales are part of a property chain. In Q1 2026, over 70% of movers were upsizing. That means the majority of people moving home need to increase their borrowing, not just transfer an existing balance.
Add to that the question of what to do with your existing mortgage, and the coordination of two simultaneous legal transactions, and it is easy to see why home mover cases benefit from specialist advice. At Square Gain Capital, we handle home mover mortgage cases across London and the South East. We advise on porting, top-ups, full remortgage to a new lender, and chain-break bridging for situations where the sale and purchase do not align.
Porting means transferring your existing mortgage to your new property, keeping the same interest rate and remaining term. Most lenders allow porting in principle, but it is not a guaranteed right. You must reapply for the mortgage as if you were a new customer, and the lender reassesses your affordability based on your current income, outgoings, and credit profile. If your financial circumstances have changed since you took the original mortgage, porting can be refused.
Porting is most clearly the right choice when you are in the early years of a low fixed rate, the early repayment charge is significant, your new property is worth roughly the same, and you still qualify on the lender’s current criteria. In this scenario, staying with the existing rate for the remainder of the fixed term is the financially sensible decision.
If your current rate is not particularly competitive, if you are near the end of your fixed term, or if you would benefit from switching to a lender with better terms for your new property or financial situation, starting fresh with a new lender may be the better approach, even accounting for any ERCs. We model both options side by side so you can make the decision based on numbers rather than assumption.
Chain collapse affects between a quarter and a third of all agreed sales at some stage. Chain-break bridging finance is now a mainstream product specifically designed for this situation. If your sale falls through or your buyer delays, a regulated bridging loan can allow you to complete on your purchase while you find a new buyer or wait for your existing one to resolve their situation. Most straightforward regulated chain-break cases complete within 7 to 14 days.
We look at your current deal, the remaining fixed term, the early repayment charges, and the lender's porting criteria. We calculate the cost of porting versus moving to a new deal, taking into account any ERCs
Most home movers need to borrow more than they currently owe. We establish the total mortgage required, at what LTV, based on the value of the property you are buying and the equity you are bringing from your sale.
We research 50 plus lenders and present you with a recommendation, with a cost comparison over the initial deal period.
We handle the application, working with you to collate updated documentation. If your lender is reassessing a porting application, we manage that process alongside any top-up application.
The lender values the new property and issues the mortgage offer. Your solicitor progresses both the sale and purchase simultaneously
We work with your solicitor and agent to manage timing. If timing issues arise, we move quickly to discuss bridging options.
Run the numbers, then talk to us. Our financial calculators cover mortgage repayments, how much you could borrow, stamp duty, bridging finance and rental yield. Results are estimates only and should not be relied on as financial advice.
Moving house brings mortgage decisions that go beyond simply finding the cheapest rate. Here are some of the situations our advisers deal with every week.
Breaking your fix early can mean paying thousands in ERCs. But depending on the rate you will move to, the savings on the new mortgage may outweigh the penalty. We run the exact numbers for your situation so you can make an informed decision.
A collapsed sale lower in the chain should not mean losing the property you are buying. Bridging finance and specific chain-break solutions can protect your position. We act quickly in these situations to keep your purchase on track.
Lenders reassess affordability when you port, even if your income has actually increased. Self-employed income is assessed differently, and some lenders are far more accommodating than others. Lender selection here is critical.
If the sale proceeds cover the purchase price, a cash purchase may be the cleanest route. But for some buyers, keeping a small mortgage preserves liquidity. We run through both options clearly so you can choose with confidence.
Speak to an adviser to discuss your circumstances and explore how bridging finance could work for you.
Clear,honest answers to the questions we hear most from clients and introducers.
Early repayment charges are fees your lender applies if you repay your mortgage before the end of the agreed deal period. They are typically expressed as a percentage of the outstanding balance and are tiered, often 5% in year one, 4% in year two, 3% in year three, and so on. Your mortgage offer document and annual statement both state the current ERC applicable. We always calculate the total ERC cost before advising on any course of action.
In most cases, yes. You port the existing balance at the existing rate, and the additional borrowing is arranged as a separate sub-account, usually at the lender’s current rate. Both parts are secured against the new property. The lender must approve both the porting and the additional borrowing, so you go through an affordability assessment for the top-up portion.
If your sale completes first, your mortgage is repaid and you have no property. If your purchase completes first, you own two properties simultaneously. The second scenario typically requires short-term bridging finance to fund the purchase before the sale proceeds arrive. We prepare for both eventualities from the start of the transaction.
If you are porting, your lender needs to be involved. If you are selling and taking a new mortgage with a different lender, your current lender is simply repaid on completion and does not need to approve your move. However, if ERCs are a factor, you may want to consider timing carefully.
We search the market and handle the process so you can focus on moving.
Whole of market search across a wide panel of lenders
Dedicated adviser throughout the process
We handle the paperwork and liaise with lenders on your behalf
