NHS Mortgages

If you’re one of the 1.3 million people who work for the NHS and you’re hoping to buy a home, you might already understand the complexities that come with applying for a mortgage.

Even if you’re on a low income or your working patterns and fluctuating pay packets are tricky to explain to lenders, there are options that are worth exploring, regardless of what salary band you’re in.

Here we will talk you through what those are, whether there are specific NHS staff mortgage schemes, and how to move forward with finding a deal.

Are there specific mortgages for NHS workers?

While there is no such thing as a one-size-fits-all ‘NHS mortgage’, there are schemes from the government and deals from lenders that have NHS staff and other key workers in mind.

These exist largely as a way of acknowledging that poor wages can make it difficult to get on the property ladder and that employment within the NHS can appear erratic to traditional banks, with contracts and shifts patterns threatening a worker’s chances of securing a mortgage, even if they can afford it.

Rather than savings or discounts, this help comes in the form of flexibility from some lenders when dealing with NHS staff applicants.

There may be leeway and understanding that, while payslips might be tough to decipher and judge affordability on, there is the general acceptance that you’re within a stable profession, with a potentially long-term and lucrative career ahead, meaning you’re an attractive borrower.

Getting guidance from a specialist broker in this area will help you to understand where your opportunities lie in an often confusing market.

Government mortgage schemes for NHS staff

There are a number of options that the government offers to people who might be struggling to buy a home for a variety of reasons and NHS staff qualify for many of them.

Here are the main ones:

First Homes scheme

Councils are allowed to prioritise key workers, including NHS staff, for the relatively new First Homes initiative, which gives first-time buyers the chance to purchase earmarked homes at a 30-50% discount of the market price.

To be eligible your household income must be lower than £80,000 (£90,000 for London residents), but you could find that the stock level of the relevant houses is an issue as demand is high.

A number of high street lenders pledged their support by offering 95% loan-to-value mortgages as part of the scheme, including Halifax, Chorley Building Society, Nationwide and Leeds Building Society.

You may find that other initiatives might suit your requirements better if you’re looking to get on the property ladder with your NHS wage:

Shared Ownership

This helps you to buy your first home by sharing ownership with the government if you can’t afford a deposit or mortgage on 100% of a property.

Mortgage guarantee scheme

This gives access to more 90-95% mortgages for people who don’t have enough capital for a traditional deposit, while offering security to participating lenders.

What are the typical mortgage rates?

Rates for NHS workers tend to be part of the same offering as everyone else – either on a fixed rate or variable rate mortgage. However, there may be preferential provisions for NHS personnel with some products, such as term lengths, though they can be difficult to find and they don’t apply to everyone.

It’s most likely that traditional banks and building societies will stick to the same rigid lending constraints no matter what industry you’re in, however there are some alternative contemporary lenders who are changing the rulebook.

For example, one mortgage company recently announced that it would lend NHS doctors, nurses and paramedics up to seven times their salary, compared to the average 4.5 times.

This is based on a very long-term fixed rate of between 15-40 years, and is based on the assumption of career progression and healthy income growth.

How a mortgage broker can help you get an NHS mortgage

What is significant about applying for a mortgage if you have an irregular shift pattern, carry out overtime or have an inconsistent income, is how your application is packaged and administered.

A mortgage broker who specialises in helping NHS workers will ensure this happens so there are no gaps or flaws that might compromise your chances of securing a mortgage.

There is also the fact that mortgage applications to particular lenders are rarely standard, so you would benefit from having someone on side who knows what they’re doing, from how many payslips you’ll need to gather to how your student debt might affect your submission.

Online calculators or typical website spiel won’t help you because lenders tend to look at NHS staff applications on a case-by-case basis and the intricacies are too complex to follow generic principles.

Having an expert to help you make your case, to highlight your extenuating circumstances and appeal to lenders about your status, could be the difference between a successful and unsuccessful outcome.

A good broker will also know exactly where to look across the entire market to find the most obliging lenders for NHS staff, and they will have the access and contacts to help you get your ideal mortgage deal.

Eligibility criteria

There are a number of strict criteria you will need to match with the government schemes. For a mortgage, your eligibility and strength of your application will depend on a number of factors, including affordability, credit history, your income, your NHS pay band, your expenditure and age.

Don’t worry if you think your credit score might be poor, as there are ways around this issue that might still make getting a mortgage possible.

While you must do your homework, seek professional advice too to ensure you’re in the best position possible.

How to prove you work for the NHS

If lenders are doing a special deal because you are an NHS worker, they will need to see proof. ID, your employee number, P60s and payslips could be asked to be submitted.

What job roles qualify?

Usually it is clinical staff who work for NHS trusts, so anyone who works in hospitals, GP and dental practices, the ambulance service, mental healthcare, social care, primary care, NHS Direct, the National Blood Transfusion Service or the Health Protection Agency.

While medical or administrative staff are not usually considered, there are options out there, like the ones we’ve mentioned already.

Get matched with a broker who specialises in mortgages for NHS workers

If you’re an NHS employee looking to buy a home but have little time and are concerned about your complicated or limited pay, now is the time to begin your search for a broker who will hold your hand through the mortgage application process.

The brokers we work with are fully vetted for providing a reliable, honest and five-star service, and they’re also experts in their field.

They understand how mortgages for NHS staff work and where to go to find the right lenders and the best deals for you.

We can begin matching you to the right person if you give us a free, no-obligation initial call today on 0808 189 0463 or make an enquiry online.