Major lenders are moving in different directions this week, with HSBC (HSBA.L) launching the cheapest five-year fix on the market, while other banks have decided to hike lending rates as the surprise increase in inflation dampens hopes of further Bank of England interest rate cuts this year.
The average rate for a two-year fixed mortgage ticked higher to 4.74% this week, up from 4.7% last week, while the average five-year fixed deal was unchanged at 4.94%, according to data from Uswitch.
The Bank of England has cut interest rates to 4%, which is providing some relief to homeowners who should see their mortgage payments go down. At the same time the primary inflation measure, the consumer price index (CPI), rose to 3.8% in the 12 months to July, well above the BoE’s 2% target.
Alice Haine, personal finance analyst at Bestinvest by Evelyn Partners, said: “Mortgaged homeowners and first-time buyers may feel disheartened by the latest inflation reading. Rising inflation can dent affordability and reduce their borrowing power, making it harder to secure a mortgage or move up the property ladder.”
“Rising inflation also puts a spanner in the works for those hoping for mortgage rates to ease more dramatically,” she said. “Persistent price pressures may cause the central bank to delay further easing. While affordability has improved for buyers in recent months, thanks to lower mortgage rates and lenders relaxing their stress test rules, rates may not be easing as fast as people hoped.”
This week, HSBC (HSBA.L) and Nationwide (NBS.L) cut their mortgage rates, while NatWest (NWG.L) and Halifax increased rates.
HSBC mortgage deals
HSBC (HSBA.L) has a 3.90% rate for a five-year deal, lower than last week’s 3.94%. For those with a Premier Standard account with the lender, this rate is 3.87%.
Looking at the two-year options, the fixed standard rate is 3.78% with a £999 fee, untouched from the previous week.
Both cases assume a 60% loan-to-value (LTV) mortgage, meaning buyers need to have at least 40% for a deposit.
HSBC offers 95% LTV deals, meaning you only need to save for a 5% deposit. However, the rates are much higher, with a two-year fix at 4.94% or 4.79% for a five-year fix.
This is because their financial situation and deposit size determine the rate someone can get. The larger the deposit, the lower the LTV, allowing buyers to access better deals because lenders consider them less risky.
NatWest mortgage deals
NatWest’s (NWG.L) five-year deal is 3.94% with a £1,495 fee, which is higher than last week’s 3.85%.
The cheapest two-year fixed deal is 3.88%, which is also higher than the previous 3.73%. In both cases, you’ll need at least a 40% deposit to qualify for the rates.
Santander mortgage deals
At Santander (BNC.L), a five-year fix is 4.09% for first-time buyers, untouched from the previous week. It has a £999 fee, assuming a 40% deposit.
For a two-year deal, customers can secure a 3.94% offer, with the same £999 fee, again, unchanged from before.
Barclays mortgage deals
Barclays (BARC.L) five-year fix this week stands at 3.95%, with a £899 product fee, which is unchanged from the previous deal. A two-year fix comes in at 3.75% this week, with a £899 product fee, which is also unchanged.
Barclays recently launched a mortgage proposition to help new and existing customers access larger loans when purchasing a home. The initiative, known as Mortgage Boost, enables family members or friends to effectively “boost” the amount that can be borrowed toward a property without needing to lend or gift money directly or provide a larger deposit.
Under the scheme, a borrower’s eligibility for a mortgage can increase significantly by including a family member or friend on the application. For example, an individual with a £37,500 annual income and a £30,000 deposit might traditionally be able to borrow up to £168,375, enabling them to purchase a home priced at around £198,375.
However, with Mortgage Boost, the total borrowing potential can rise if a second person, such as a parent, joins the application. In this case, if the second applicant also earns £37,500 a year, the combined income could push the borrowing limit to £270,000, enabling the buyer to afford a home worth up to £300,000.
Nationwide mortgage deals
Nationwide’s (NBS.L) lowest mortgage rate for first-time buyers is 4.14% for a five-year fix, slightly lower than last week’s 4.19%. First-time buyers are looking at 3.86% for a two-year fix, which is also down from 3.91% last week. Both deals require a 40% deposit and come with a £1,499 upfront fee.
However, mortgage customers who are on Nationwide’s Standard Mortgage Rate (SMR) will see a decrease of 0.25%. The new SMR of 6.74% will come into effect on 1 September 2025.
Rates on tracker mortgages held by existing Nationwide customers automatically decrease when Bank Rate is cut, so these will decrease to reflect the Bank Rate change from 1 September 2025.
Carlo Pileggi, Nationwide’s senior manager of mortgages, said: “As the country’s second largest lender, we always strive to support all parts of the market with competitive rates. This latest round of cuts across our range move even more of our rates below 4% and should put Nationwide front of mind of first-time buyers, those moving on to their next home and those looking for a new mortgage deal.”
Eligible first-time buyers can apply for a mortgage with a £30,000 salary, down from £35,000, and joint applicants with a £50,000 combined salary, down from £55,000. This is expected to support an additional 10,000 first-time buyers each year.
Nationwide, which lent to more first-time buyers in 2024 than any other lender, has confirmed it has applied to the Prudential Regulation Authority to increase its high loan-to-income lending capacity.
The vast majority of Nationwide’s high LTI lending is done through its Helping Hand, which allows eligible first-time buyers to borrow up to six times income. This enables borrowing of up to 33% more than standard lending. Helping Hand has helped around 60,000 first-time buyers since launching in 2021.
The lender has also adjusted its mortgage affordability calculation by reducing stress rates by 0.75 and 1.25 percentage points, helping applicants borrow more, whether buying a first home, moving, or remortgaging.
Applicants can borrow, on average, £28,000 more; however, in some remortgage cases, customers could borrow up to £42,600 more.
Nationwide also reduced its standard stress rate and the rate applied to eligible first-time buyers and home movers fixing their deal for at least five years.
Halifax mortgage deals
Halifax, the UK’s biggest mortgage lender, offers a five-year rate of 3.99% (also 60% LTV), unchanged from last week.
The lender, owned by Lloyds (LLOY.L), offers a two-year fixed rate deal at 4.09%, with a £999 fee for first-time buyers, higher than last week’s 3.83%.
It also offers a 10-year deal with a mortgage rate of 4.87%.
Halifax has enhanced its five-year fixed mortgage products by increasing borrowing capacity. This improvement allows borrowers to access up to £38,000 more, enabling them to secure larger mortgages based on individual incomes.
Cheapest mortgage deal on the market
HSBC has taken the crown from NatWest for the cheapest five-year fix among the big lenders, at 3.90%. When it comes to the shorter two-year fix Barclays has the lowest offer, at 3.75%. However both require a hefty 40% deposit.
The average UK house price was £298,237 in July, according to the latest figures from Halifax, so a 40% deposit equals nearly £120,000.
A growing number of homeowners in the UK are opting for 35-year or longer mortgage terms, with a significant rise in older borrowers stretching their repayment periods well into their 70s.
Lender April Mortgages offers buyers the chance to borrow up to seven times their income on loans fixed for five to 15 years. Both those buying alone and those buying with others can apply for the mortgage.
As part of the independent Dutch asset manager DMFCO, the company offers interest rates starting at 5.05% and an application fee of £195.
Skipton Building Society has also said it would allow first-time buyers to borrow up to 5.5 times their income to help more borrowers get on the housing ladder.
Leeds Building Society is increasing the maximum amount that first-time buyers can potentially borrow as a multiple of their earnings with the launch of a new mortgage range. Aspiring homeowners with a minimum household income of £30,000 may now be able to borrow up to 5.5 times their earnings.
Mortgage holders and borrowers have faced record-high repayments in recent years, as the Bank of England’s higher base rate has been passed on by banks and building societies.
According to UK Finance, 1.3 million fixed-mortgage deals are set to end in 2025. Many homeowners will hope the Bank of England acts quickly to cut rates more aggressively. At the same time, savers will likely root for rates to remain at or near their current levels.
Contact one of our highly experienced mortgage advisors today on 0121 500 6316 to discuss your mortgage needs.
