This page is for people buying or refinancing in London whose circumstances do not fit a high-street tickbox: a £1m-plus purchase in a prime postcode, income that arrives as a bonus or equity rather than a flat salary, a non-standard property, or a borrowing profile that needs a private bank rather than a branch. If you have been told your case is "too complex" or simply declined, this is where it can be looked at properly.
Working across more than 135 lenders, Propertyze is a criteria-first specialist: we start with who will actually lend on your circumstances and security, then present the case the way an underwriter needs to see it. London is our home market and our office is in Tower 42 in the City of London (EC2N), so the local knowledge here is first-hand, not borrowed.
Key facts at a glance
- Who we help: higher-value and high-net-worth borrowers, business owners, professionals on variable pay, and buyers of complex London property.
- Lender reach: access to more than 135 lenders, including high-street banks, specialist lenders and private banks that do not deal direct with the public.
- Large loans: experience placing £1m-plus mortgages where affordability, asset position and income structure all have to be evidenced carefully.
- Complex income: bonuses, deferred compensation, RSUs and equity, carried interest, and partnership/LLP profit considered case by case, with the right lender for each.
- Property quirks: new-build flats with cladding/EWS1 questions, leasehold issues, period and listed stock, ex-local-authority and non-standard construction.
- International buyers: experience with expat and foreign-national cases, a market heavily concentrated in London (see our expat/foreign-national page).
- Regulation: regulated residential mortgages fall under FCA mortgage rules (MCOB); buy-to-let lending is generally not FCA-regulated. Private-bank lending may be arranged on either basis depending on the case.
The London market and why it needs a specialist
London is not one market but many overlapping ones, and the way a case is assessed changes street by street. In prime central London (PCL) — areas such as Mayfair, Knightsbridge, Kensington, Chelsea, Belgravia and St John's Wood — £1m-plus purchases are routine, and at that level mainstream automated affordability models often stop being the right tool. The valuation, the borrower's wider asset position, the source and structure of income, and the property itself all carry more weight, and the lenders best suited to that work are frequently private banks rather than the high street.
A specialist broker matters here for a simple reason: at the larger and more complex end, much of the relevant lending is relationship-led and not available to the public directly. Knowing which lender takes which view — and being able to introduce a case to a private bank in the form it expects — is the difference between a workable route and a flat decline. The aim is not to promise an outcome, but to make sure the case is put to the lenders genuinely able to consider it.
High-net-worth lending and private banks
Private banks underwrite differently from a typical high-street lender. Rather than applying a fixed income multiple, many take a fuller view of an individual's overall financial position — liquid and illiquid assets, investment portfolios, the structure and durability of income, and the wider relationship. That flexibility can suit borrowers whose wealth is real but whose paperwork does not fit a standard application, for example where income is largely variable or held in a business.
It is important to be balanced about what this means in practice. Private-bank arrangements can involve different fee structures, and some lenders look for a broader banking relationship or assets under management as part of the picture. Terms, rates and what each lender will require vary considerably and change over time, so any figure should be treated as a general illustration rather than a quote. Our role is to help you understand the trade-offs for your situation and to introduce you to lenders whose approach fits, not to push a single product.
Complex London income
A large share of London earners are paid in ways a standard salaried calculation handles poorly. City and finance professionals may receive a significant proportion of pay as discretionary bonus or deferred compensation. Others hold RSUs or other equity, take carried interest, or draw partnership/LLP profit. Self-employed business owners may retain profit in the company rather than draw it as income.
Lenders differ widely in how — and whether — they treat each of these. Some will consider a track record of bonuses with appropriate evidence; some look at vested equity; some weigh retained profit alongside drawings. The practical task is matching the income structure to a lender that underwrites it sensibly and evidencing it clearly. As a general guide this means recent payslips and bonus history, tax documents such as SA302s and tax-year overviews for the self-employed, vesting schedules for equity, and partnership accounts where relevant. The right combination depends on the lender and your circumstances.
London property quirks: cladding, leasehold and listed stock
London's housing stock creates lending complications you will meet far less often elsewhere. New-build and converted flats can raise cladding and external-wall safety questions; many lenders now ask for an EWS1 form or equivalent fire-safety information on affected buildings before they will lend, and the position has shifted over recent years. Leasehold flats bring their own issues — short leases, ground-rent terms and high service charges can all affect what a lender will accept.
Then there is the older stock: period and listed conversions, ex-local-authority flats (where construction type and the proportion of private ownership in a block can matter), and non-standard construction generally. None of these is automatically a problem, but each narrows the field of willing lenders and rewards knowing in advance who is comfortable with what. Identifying the issue early — before an application is submitted — usually saves the most time.
How we work, and where to go next
We start with a conversation, establish the facts and the security, and identify the lenders realistically able to fund the case before anything is submitted. For London buyers and investors, the natural next steps depend on what you are doing:
- Investing in rental property in London? See our Buy to Let Mortgages in London page.
- Buying at auction, refurbishing, converting or building? See Bridging & Development Finance in London.
- An expat or foreign national buying in London? See Expat & Foreign National Mortgages.
This hub links those routes together so a case that touches more than one area can be handled jointly rather than in silos.
Common complications we handle
- A £1m-plus PCL purchase where high-street affordability models do not capture the borrower's real position and a private bank is the better fit.
- A large bonus or deferred-comp earner declined elsewhere because the lender ignored variable income.
- A buyer paid substantially in RSUs or equity who needs a lender that will recognise vested holdings.
- A partner in an LLP or a self-employed business owner whose retained profit is not reflected in a standard income calculation.
- A new-build or converted London flat held up by cladding/EWS1 questions on the building.
- A short-lease, high-ground-rent or high-service-charge leasehold flat that narrows the lender pool.
- An ex-local-authority or non-standard-construction property that mainstream lenders treat cautiously.
The process
- Initial conversation — your goals, the property, your income structure and any known complications.
- Assessment and lender fit — we identify which lenders, including private banks where appropriate, can realistically consider the case.
- Decision in principle — we approach the chosen lender(s) and obtain an indicative decision.
- Full application and packaging — we assemble and present the evidence the way the underwriter needs to see it.
- Through to completion — we manage the case alongside your solicitor and the valuer to the point of completion.
As a general guide you should expect to provide proof of identity and address, income evidence (payslips and bonus history, or tax documents and accounts if self-employed), bank statements, details of assets and any vesting schedules for equity, plus information on the property and any lease. Timescales vary with the lender, the property and the conveyancing, and complex or private-bank cases can take longer than a straightforward one.
Frequently asked questions
Do you cover all of London, or only prime central London?
All of London. PCL and the high-value market are a core specialism, but we work across every London borough and on the full range of property types and price points.
Can you place large or £1m-plus mortgages?
Yes, this is a regular part of what we do, including through private banks that do not deal directly with the public. What is achievable depends on the property, your income and your wider financial position, so we assess each case individually.
My income is mostly bonus or equity. Can that be used?
Often, yes, with the right lender and the right evidence. Lenders treat bonuses, deferred comp, RSUs, carried interest and partnership profit very differently, so part of our job is matching your income structure to a lender that underwrites it sensibly.
I am a foreign national or expat buying in London. Can you help?
Yes. International buyers are heavily concentrated in London and several lenders, including private banks, are set up for them. See our expat and foreign national mortgage page, and we can take it from there.
The flat I want has cladding or EWS1 questions. Is that a dead end?
Not necessarily. Many lenders now ask for fire-safety information such as an EWS1 form on affected buildings, and their requirements have changed over time. Establishing the building's position early lets us identify which lenders are comfortable proceeding.
Speak to a specialist
Tell us what you are buying or refinancing in London and what makes the case complex, and we will tell you, honestly, who is likely to be able to help and what the realistic route looks like. Call 020 7126 8574 or request a call back, and we aim to reply within one working day.
Your home may be repossessed if you do not keep up repayments on a mortgage secured on it.
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