Our Customers rate us 4.6 out of 5


Experienced self build mortgage advisors.

Our mortgage advisors are here to find your self build mortgage, whatever the scale of your ambition. We help your vision take shape.

Your home may be repossessed if you do not keep up repayments on your mortgage. When The Bank Says No is a mortgage broker, and not a lender.

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Bridging Finance Brokers

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Bad Credit Mortgages

When your credit record isn’t the best and you’re struggling to find a lender, we can step in so you don’t miss out on your dream home.

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Need help navigating buy-to-let mortgages? With our help we’ll make it easier than you think, even if you have bad credit.


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Remortgaging doesn’t have to be tricky, whether you are looking to remortgage to consolidate debt, buy another property or finance home improvements.

Finding The Best Self Builds Mortgage Deal For Your Circumstances

Many of us dream of building our own home, and self build mortgages can turn these dreams into reality. Despite this, many lenders will not offer you a mortgage on this basis, so it’s important to know where to look for these crucial funds. Our expert team have helped clients from all over the UK achieve their vision by finding the most suitable mortgage deal for them. If you need help kicking off your homebuilding project, we’re here to make the impossible possible.

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What is a self build mortgage?

A self build mortgage is a secured loan that enables you to fund the design and build of your own home. The money is typically released in stages throughout the construction process. In the UK, only 7% of homes are self built. The advantages of self build mortgages are that they enable you to create a home exactly to your tastes and requirements. It can also often be cheaper than purchasing a fully renovated house. If you’re looking to apply for a self build mortgage, our team of advisors are here to help. We’ll explain how everything works and support your through every stage of the process.

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Let's get the ball rolling.

We can support you and help you to make yourself as attractive to banks as possible, ready for your next application!

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In order for us to assess your credit history and suitability for different mortgage products, you will need to check your file.

Is it difficult to get a self build mortgages?

Not all mainstream lenders offer self build mortgages, and the process can take longer. Whilst building your own home is an exciting prospect, many lenders will see such a project as too risky to lend on. If they do offer you a mortgage, it will tend to have stricter terms. Not only will lenders want to see all the usual financial documentation and ensure you meet their affordability criteria, but they will also want to see detailed plans and cost projections for the project. This aside, it’s not exactly difficult to get a self build mortgage; it just needs to be well thought through. Our team of expert mortgage lenders can help make sure you get everything right to first time round, and set yourself up for mortgage success. Talk to us today!

Turning Your Nightmares Into Dreams

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When you think you’ve hit that brick wall and have all but given up hope of finding mortgage finance, When the Bank Says No are here to turn your ‘No’ into a ‘Yes’. We have access to a range of specialist lenders who are willing to help those that the High Street banks just won’t touch. Get in touch today and see how we can turn your dreams into a reality.

Can I get a self build mortgage if I already own the land?

Yes! Self build mortgages release funds in stages, and the first of these is generally for the purchase of the land. Skipping this stage isn’t a problem; in fact, it may make your application more attractive, reducing the overall cost of the project and therefore the loan amount.

Do I need planning permission to get a self build mortgage?

It’s likely you will need at least outline planning permission before mortgages lenders will consider your application. This is because the loan amount is generally based on the projected value of the property once complete, and without planning, this cannot be estimated. More than that, there is always the risk that you may not be approved for planning permission in the end. Though it can be a lengthy process, it’s always worth being as detailed as possible in your application, and getting planning permission is highly important. If you’re concerned about navigating the self build mortgage process, our team will be happy to explain how the process works, and all the different requirements.

Frequently Asked Questions

What size deposit do I need for a self build mortgage?

For a self build mortgage, you generally need a larger deposit – around 25% is common. Despite this, there are lenders who will consider lending you 95% of the land and build costs. In 2022, the government launched a Help to Build equity loan scheme where you can borrow between 5-20% (or up to 40% in London) towards self build.

To be eligible for Help to Build, you must:

  • Be 18 years or older and have the right to live in the UK.
  • Intend to live in the newly built home.
  • Secure a self build mortgage with a registered lender.

For help working out the best course of action for your self build project financing, get in touch with our team. We’ve helped clients all over the UK launch their dream build project with the right lender behind them!

Alongside all the conventional mortgage application requirement, self build mortgage also require details about the project itself.

This should include:

  • Evidence of planning permission or listed building consent.
  • Details of the size and scale of the property you intend to build.
  • A cost projection across all build stages.

Unfortunately, self build mortgages do tend to come with higher rates than conventional mortgages. This is because self build projects present a greater risk to lenders than simply purchasing a property. Typically, rates for self build mortgages are around 5-6%. Once the project is complete, however, there is always the option of remortgaging to find a better detail. Our expert mortgage team can assist you with the process, whatever you choose to do.

There are 2 main types of self build mortgages on the market. Arrears is the most common type and is paid once each stage of the build is complete. This option works best for those who have cash in hand, and don’t require funding to kickstart the project. Advance self build mortgages release payments at the beginning of each stage, enabling bills and labour to be paid for. This option can be great for those who have a lower cash flow, but it can be more difficult to find a lender who will offer it.

The good news is that you won’t have to pay stamp duty on the building cost of your new home, nor the value of the property once it’s complete. The only thing you might have to pay stamp duty for is the land. If the land value is more than £125,000, stamp duty charges will apply.

Specialist guidance on your self build mortgage.

When the Bank Says No is a team of expert mortgage advisors specialising in lending for self build projects. We streamline the process of applying for self build finance, so you can get on with your project. Though self build mortgages can be more detailed, they don’t have to be complicated. We’re here to take the stress out of the process, and make fuelling your homebuilding ambitions easier than ever before.

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