The situation
Most landlords come to us with 5-15 properties across two or three lenders, some maturing, some on SVR, some in a limited company and some personal. Rental cover ratios have tightened; individual re-mortgages are being declined that would have flown two years ago.
How we approach it
We look at the portfolio as one balance sheet. Where a single lender will do a portfolio facility we use it; where separate lenders give better LTV or ICR we split. The goal is releasing usable equity, not the biggest headline loan.
What that looks like in practice
- Ltd company vs personal structure evaluated for tax and lending appetite
- ICR stress-tested at 145% / 5.5% for higher-rate individuals
- Portfolio facilities from challenger banks where cost/benefit stacks
- Top-slicing from surplus income where a property under-covers
- Interest-only options where the exit strategy supports it
Typical timeline
- Week 1-2Portfolio schedule reviewed, structure and target LTV agreed.
- Week 3-6Lender(s) instructed, valuations, tenancy schedules.
- Week 6-10Offers, legals, simultaneous or staged completion.
Common questions
Should I move personal BTLs into a limited company?
Only after tax advice — the SDLT and CGT costs of transfer are real. For new purchases, Ltd almost always wins for higher-rate taxpayers. For existing, it's a case-by-case call.
How much equity can I actually release?
Typically 65-75% LTV on standard BTL, less on HMO or holiday let. The binding constraint is usually rental cover, not LTV.
Will refinancing hurt my credit?
Marginally in the short term (multiple searches), but the material impact is the outcome, not the search footprint.
Send the portfolio schedule
We'll model 2-3 realistic refinance structures and tell you which releases the most usable equity.