Why high-street banks rarely say yes
Most British high-street banks require applicants to live in the UK and show a domestic credit file before assessing an application. Someone living in Dubai, Lagos or Singapore therefore usually ends up with a much smaller group of lenders than a local buyer.
That group is made of offshore banks in the Channel Islands, a handful of UK specialist lenders and private banks for wealthier clients. Brokers who focus on expats know which of them accept which countries of residence, which is often the deciding factor.
Lenders with a public offer for borrowers abroad
NatWest International, the Jersey-based part of the NatWest group, publishes a UK mortgage eligibility checker for clients living outside the UK, plus a separate tool for intermediaries. Testing residence country, income and deposit there gives a quick first answer before any paperwork is prepared.
Skipton International in Guernsey was reported by the trade press in 2019 to have opened its UK buy-to-let range to overseas nationals, and later to have completed its two-hundredth UK mortgage. Together, an English specialist lender, sets out lending options aimed specifically at non-UK residents.
Comparing the main routes
The table gives a simple overview of the provider types found for this page. Rates, minimum loan sizes and accepted countries change frequently, so treat it as a checklist of questions to ask rather than a statement of current pricing.
| Provider | Where it is based | Typical focus | Ask before applying |
|---|---|---|---|
| NatWest International | Jersey | UK homes and buy-to-let for clients living abroad | Accepted countries, minimum income, income currency |
| Skipton International | Guernsey | UK buy-to-let for expats and overseas nationals | Rental cover test, property types excluded |
| Together | England | Specialist secured lending, including non-UK residents | Pricing above mainstream levels, arrangement fees |
| Holo | Online broker | Arranging UK mortgages for expats | Broker fee, which lenders are on its panel |
Who this kind of mortgage suits
Typical applicants are British expatriates who keep a property at home, foreign investors buying a flat to let, and parents abroad purchasing near a university for a child. Each case is underwritten differently, notably when the home will be let.
Deposit and income requirements
A much larger deposit than a resident would need is normal. Offers for borrowers abroad commonly begin around a quarter of the price, and new-build flats, studios or properties above shops can require more. Maximum loan-to-value levels differ by lender and are revised often.
Salaries paid in dollars, euros or Gulf currencies are widely accepted by specialist lenders, yet many count only part of that income to absorb exchange-rate swings. For buy-to-let, the expected rent must cover the monthly payment with a safety margin, whatever the salary.
Regulator and protection: FCA or island supervisor
A lender based in England is authorised by the Financial Conduct Authority, so FCA rules and the Financial Ombudsman Service cover regulated home loans. A Jersey or Guernsey bank is supervised by its own island regulator, even for a house in Leeds.
Buy-to-let loans taken by an investor for business purposes are frequently outside FCA mortgage regulation altogether. Asking which regime governs the contract, and where complaints would go, is a sensible step before signing anything with an offshore or specialist provider.
Taxes that hit non-resident buyers
Since 1 April 2021, buyers who fail the UK residence test pay a two-point Stamp Duty Land Tax surcharge on homes in England and Northern Ireland. It is added to the higher rates for additional dwellings, which rose to five points from 31 October 2024.
Scotland and Wales levy their own property transaction taxes without that non-resident surcharge. Rent is taxed through the Non-Resident Landlord Scheme, and since April 2015 gains on UK residential property made by non-residents fall within UK capital gains tax.
Steps from first enquiry to completion
- Check that your country of residence and income currency are accepted, using lender tools or an FCA-authorised expat broker.
- Gather passport, proof of foreign address, payslips or accounts, and six to twelve months of bank statements.
- Obtain an agreement in principle so estate agents take the offer seriously.
- Appoint a conveyancing solicitor on the lender's panel and explain where the deposit comes from.
- Let the lender's valuer inspect the property and answer underwriting questions quickly.
- Review the offer, the exchange-rate exposure and the early repayment charges before exchange of contracts.
- Transfer the deposit through a regulated payment provider and plan the stamp duty return within the deadline.
Red flags for borrowers living abroad
Being far away makes it harder to check who is on the other end of an email. The warning signs below come up repeatedly with overseas buyers and are worth reviewing before any money or identity document leaves your hands.
- A self-styled UK lender met on social media that asks for an insurance or release fee by transfer before an offer exists; real lenders do not.
- A firm absent from the FCA register or quoting another company's reference number, which is the classic clone-firm pattern.
- Ignoring currency risk when salary and repayments are in different currencies.
- Budgeting without the non-resident and additional-property stamp duty surcharges.
- Signing a buy-to-let loan without reading the rental cover and interest-rate reversion terms.
Common questions
The answers below cover the points overseas applicants raise most often. They describe general market practice in 2026, so individual lenders may apply different policies and should confirm their conditions in writing before you commit to a purchase.
Can I get a UK mortgage with no UK credit history?
Yes, offshore and specialist lenders are used to applicants without a British credit file. They rely instead on a report from your country of residence, bank statements and employer evidence, which means preparing those documents early speeds the decision considerably.
Do I need a UK bank account?
Not always. Several Channel Islands lenders collect payments from an account they provide or from an international account. Having a UK account still helps with letting income, council tax and utilities, so many buyers open one alongside the loan.
Can I keep my UK mortgage after moving abroad?
Moving overseas usually breaches the occupancy conditions of a residential mortgage, so the lender must be told. Some switch the loan to a let-to-buy or buy-to-let basis, while others require refinancing with a lender that serves expats.
Is foreign-currency lending available?
A few private and offshore banks lend in dollars or euros against UK property, which removes the mismatch for borrowers paid in those currencies. Sterling remains the norm, and the exchange-rate risk then sits entirely with the borrower for the whole term.
Useful organisations and resources
- NatWest International: UK mortgage eligibility checker — Jersey-based NatWest group bank tool for clients abroad to test eligibility for a UK mortgage.
- Together: lending options for non-UK residents — UK specialist lender page describing secured lending options for borrowers who are not UK residents.
- Skipton International: UK buy-to-let for overseas nationals — Trade press report on the Guernsey lender opening its UK buy-to-let mortgages to overseas nationals.
- Holo: UK mortgages for expats — Online broker arranging UK mortgages tailored to expatriates and buyers living outside the UK.
Official and legal references
- Wise: mortgage in the UK as a foreigner — Consumer guide by a regulated payments firm on UK mortgages for non-resident buyers, eligibility and costs.
- Wise: buy-to-let mortgages for non-UK residents — Explainer on buy-to-let lending to people living outside the UK, rental cover and deposit expectations.