I'm finding that getting a mortgage on an unmortgaged property is a total nightmare in the UK at the moment.
Interesting. Care to tell us more? I have been mulling over (not particularly seriously) the idea of taking out a mortgage to fund development of an eco self-build and had assumed that with income >> outgoings and no debt that it would be a very good proposition for the bank, particularly as the mortgage would be less than a third of the value of the house.
Paid off the mortgage many years ago, when interest rates were 6% (and because paid out of income taxed at a marginal rate of 40%, I would therefore have needed to find an investment returning 10% to have done better.) In hindsight, it would have been better to leverage up and borrow as much as possible.
Sure, so most lenders won't consider 'living expenses' or 'replenishing savings' as a reason for a new mortgage. Two brokers told me flat out that a cash out mortgage couldn't be done as it would be irresponsible lending (on the basis that I was putting my home at risk of repossession if I didn't pay the mortgage).
HSBC will do cash out mortgages (in theory). I applied for a mortgage for 'home improvements' [with a quote for work I was planning on doing but that probably wasn't the most competitive quote for the work and that didn't consider that I could do a lot of it myself]. They asked a load of extra underwriting questions which I thought went fine but then they rejected the application for reasons unknown (they suggested credit file - but my history is fine so not sure what the actual issue was). One broker suggested they may have rejected it because they were scared it would have been viewed as miss-selling as I didn't 'need' a mortgage. Maybe they thought I was lying about my expenses or getting the mortgage for a massive drug habit?
I then found a broker who was more positive, but after a couple of false starts all she could recommend was a high rate (I think 6.4%) mortgage at one of those godawful secured loan 'consolidate your debts into one manageable payment' semi-predatory outfits. I was considering getting that on the basis that six months later I could have remortgaged to a more reasonable rate (this was when the advertised high st rate were around 2%). But there was no guarantee I'd get a decent rate as the desperation-lender would show on my file so it could be viewed as if I'd had a massive debt consolidation loan, and I couldn't stomach giving that sort of place any of my money.
The part I found most frustrating was when I was speaking to people about my investments, (to demonstrate that I was a responsible sort and that I had ability to cover the mortgage I was asking for so they should just chill the fuck out) they'd act like I told them that I had magic beans or lottery tickets. Yes there are risks associated with any investments but come on. Obviously no lender is obliged to give me a mortgage, so they are entitled to reject me for any reason they want; but I could only see how low risk my position was compared to someone whose only asset was a 10% deposit and the expectation of future income.
For context: salary is £70k, house worth £150k and I was asking to borrow between £50k and £75k. All the calculators suggested I could borrow around £250k for a new house purchase. Savings rate was around 55% and stache was about £75k.
Leveraging at 6% is a different game to leveraging at 2%. I think I'd have done the same if I was you Cerat0n1a. I ended up with a mortgage free house because I needed to move across the country faster than I could sell my old place so cash (plus some unsecured borrowing) was the way forward. If I'd have known what I know now I might have tried harder to either get a second mortgage or speed up the sale of my old place.
Your eco self-build sounds an amazing idea. I'd lend on that if I was a bank. But if a bank thought they could force you into a more expensive self build mortgage they'd probably try that.