From Multiple Declines to a 5% Deposit Mortgage

Client Profile (At a Glance)

• Location: West Malling, Kent
• Purchase Location: Edinburgh, Scotland
• Property Value: £325,000 (+ £2,000 over asking price)
• Deposit: 5% (£16,250 approx.)
• Status: Foreign National with Indefinite Leave to Remain
• Income: UK salary + Saudi Riyal income
• Employment: Both applicants in IT
• Age: 52 (approaching 53)
• Monthly Budget Target: ~£2,000

The Challenge

This was a case most lenders and brokers had already declined.

The client came to us after being told “no” multiple times, including by his own bank.

Key complexities:

• Foreign national with mixed income (UK + Saudi Riyal income)
• Wife’s visa pending with UKVI
• Only 5% deposit (95% LTV)
• Age 52, limiting standard mortgage term options
• Buying in Scotland while living in West Malling
• Offering above asking price, requiring additional upfront funds
• Relocation Support: Bridging the gap between a West Malling resident and the unique legal requirements of the Scottish property market

Individually manageable. Together, highly complex.

What Made This Case Stand Out?

1. Foreign National + Saudi Riyal Income

Using overseas income, particularly in Saudi Riyal, requires careful lender positioning.
We accounted for the typical 10–20% “haircut” lenders apply to foreign currency income, ensuring affordability remained strong even under conservative assessments.

2. Visa Timing Challenge

The client wanted his wife on the mortgage, but her visa was still pending at a critical stage.

3. 95% LTV for a Foreign National (Golden Nugget)

Securing a mortgage at 95% loan-to-value for a foreign national with a pending visa is extremely rare.
This was the key breakthrough in the case and required precise lender selection and case structuring.

4. Age 52 – The “Cliff Edge” Problem

Most lenders reduce terms as applicants approach retirement age.
We structured the case to avoid this impacting affordability.

5. Cross-Border Purchase (England to Scotland)

Key Terms (Expert Insight)

Pro Tip: In Scotland, “Offers Over” is the norm, meaning buyers often pay above the listed price, unlike the English “Offers Invited” system.

In this case, the client needed an additional £2,000 above the asking price, which had to be planned upfront.

Our Approach

This wasn’t about finding “a lender”.
It was about structuring the case correctly from start to finish.

✔️ Step 1: Secure Agreement in Principle (AIP)

We initially proceeded with the client as a sole applicant to establish lender confidence early.

✔️ Step 2: Present a Strong, Structured Case

• Clearly mapped UK + Saudi Riyal income streams
• Applied currency buffers aligned with lender expectations
• Positioned Indefinite Leave to Remain as a strength
• Provided valuation evidence to demonstrate commitment

✔️ Step 3: Restructuring the Application Mid-Process

Once the wife’s visa was approved, we didn’t just “add her in”.
We fully restructured the application to include her before completion.
This involved:

• Reworking affordability
• Aligning lender criteria
• Managing timing carefully

Many brokers avoid this level of involvement. We handled it end-to-end.

✔️ Step 4: Solving the Age 52 Affordability Challenge

The client wanted to keep payments close to £2,000 (his rent level).
To achieve this, we:

• Selected a lender with a maximum age at end of term up to 70–75
• Structured a longer term to reduce monthly payments
• Balanced affordability with long-term planning

This was a lender strategy decision, not luck.

✔️ Step 5: Managing the Scottish Purchase

We coordinated:

• Solicitors familiar with Scottish processes
• Offer above Home Report valuation
• Additional £2,000 funding requirement

✔️ Step 6: Full “Hand-Holding” & Project Management

We acted as the bridge between West Malling and Edinburgh.

• Coordinated with Scottish solicitors
• Guided the client through unfamiliar processes
• Managed timelines across multiple parties
• Provided reassurance at every stage

For a first-time buyer in a new city, this level of support was critical.

The Wis Mortgages West Malling team that successfully secured this complex 95% LTV mortgage

Where Technology Helped

Using our MortgagX platform, we were able to:

• Structure complex income quickly
• Reduce admin delays
• Present a clean, lender-ready application
• Speed up decision-making

The Outcome

Despite multiple prior rejections, we successfully:

• Secured a mortgage with just 5% deposit (95% LTV)
• Achieved approval despite foreign national + Saudi Riyal income complexity
• Included the wife before completion via restructuring
• Kept payments close to £2,000 per month
• Structured the deal despite age 52 constraints
• Successfully handled a cross-border purchase

The client is now set to complete in the coming days, having achieved all objectives.

Key Takeaway

Complex cases are not impossible, they require the right structure.

• Foreign nationals can secure UK mortgages
• Overseas income (including Saudi Riyal) can be used
• 95% LTV is achievable in the right circumstances
• Age is manageable with proper planning

FAQs

Can I get a UK mortgage with Saudi Riyal income?

Yes, lenders may accept Saudi Riyal income with adjustments such as currency “haircuts” and consistency checks.

Can foreign nationals get a 5% deposit mortgage?

Yes, but this is rare and requires specialist lender selection and structuring.

Can I apply if my spouse’s visa is pending?

Yes, but timing and restructuring are critical.

Can I get a mortgage at age 50+?

Yes, some lenders allow terms up to age 70 or 75 depending on affordability.

Local Insight: West Malling Buyers

We are seeing more buyers from West Malling and Kent purchasing across the UK, including Scotland.

These cases require:

• Strong lender relationships
• Cross-border expertise
• Complex income structuring
• End-to-end support

Need Help with a Complex Case?

If you’ve been told no, it’s still worth a second look.
Feel free to reach out. https://wismortgages.co.uk/contact-us//
Or our numbers is 02030111986

⚠️ Your home may be repossessed if you do not keep up repayments on your mortgage.