Private Bank Mortgages
High-street lenders assess you against a formula – income times a multiple, minus commitments, done. Private banks work differently: they look at your entire financial relationship with them, including investments, savings, and other assets held in their care, and lend based on that whole picture rather than a single income figure.
For expat clients with significant wealth spread across investments, multiple income sources, or assets in different jurisdictions, that difference in approach can unlock lending a mainstream bank simply won’t offer. We arrange introductions to private banks suited to more complex financial profiles.
The FCA High Net Worth Exemption
Much of private bank lending operates under the FCA’s high net worth customer exemption (MCOB 3A), which allows lenders to step outside the standard, rigid affordability calculations that govern most mainstream mortgages. To qualify, you generally need either annual gross income of at least £300,000, or net assets of at least £3,000,000, excluding your primary residence and pension entitlements – both thresholds apply individually rather than jointly, so a couple each earning £275,000 wouldn’t qualify unless one partner alone exceeds £300,000. This exemption is what allows private banks to underwrite based on your total wealth, future income events and asset liquidity, rather than a fixed income multiple.
Who This Actually Suits
- Clients with substantial investment portfolios or savings, even if income alone wouldn’t support the loan size sought
- Multiple income streams across different countries and currencies
- Business owners or those with complex corporate structures whose income doesn’t fit a standard payslip format
- Those with irregular income – dividends, bonuses, carried interest, or partnership profits – that private banks are generally more experienced assessing than mainstream lenders
Private banking relationships are often about more than just the mortgage – many clients end up combining lending with wealth management or investment services through the same institution, though that’s your choice, not a requirement we push. If your need is simply a larger loan size rather than a whole-wealth assessment, our High Value Mortgages page may be the more straightforward route.
Lombard Lending and Asset-Backed Options
Some private banks offer Lombard-style lending, secured against an investment portfolio rather than, or alongside, the property itself – not every private bank offers this, and minimum portfolio sizes vary considerably where it is available. For borrowers whose primary wealth sits in a business rather than liquid assets, some lenders will take a view on enterprise value as part of the wider picture, though this is genuinely specialist territory and not a standard product offering.
How the Process Differs From a Standard Mortgage Application
Expect more conversation and less form-filling. Private bank underwriting tends to be relationship-based and genuinely discreet, with a named relationship manager rather than a call centre, though it also typically takes longer to arrange given the more bespoke nature of each case. Interest-only structures are widely available at this level, often used deliberately to preserve liquidity and keep wealth invested rather than tied up in capital repayments.
Our Fees
£295 application fee, 1% completion fee.
Frequently Asked Questions
Do I need to already bank with the private bank in question?
Not necessarily, though some private banks prefer to establish a wider relationship alongside the mortgage.
What are the FCA thresholds for high net worth lending?
Generally annual gross income of at least £300,000, or net assets of at least £3,000,000 excluding your main residence and pension – these apply individually, not jointly.
How long does private bank lending typically take?
Often longer than a standard mortgage, given the more manual and relationship-driven underwriting – budget for several weeks longer than a typical application.
Can this work for buy-to-let as well as residential purchases?
Yes, private banks will consider both depending on the institution and your circumstances.
Can private banks lend against my business rather than liquid assets?
Some will take a view on enterprise value as part of a wider assessment, though this is specialist and not universally offered – worth discussing your specific structure with us.
Is my information kept confidential throughout the process?
Yes, discretion is a core part of how private banking operates.
Get in touch for a confidential conversation about your financial profile and what private banking could offer you.
