Many buyers assume their bank will automatically offer them the maximum amount they can borrow. In reality, mortgage affordability varies significantly between lenders, and the difference can sometimes be substantial.
In this case study, we helped a London-based professional secure £125,000 more borrowing than they had initially been offered by their bank, allowing them to purchase a property that would otherwise have been out of reach.
Quick Answer
Mortgage affordability is not the same across the market. Different lenders use different affordability models, income calculations, and lending criteria. As a result, two lenders can produce very different borrowing figures for the same applicant.
In this case, careful lender selection helped our client borrow an additional £125,000 compared to their original bank offer.
Quick Summary
- London-based professional
- Purchasing a family home
- Required additional borrowing
- Existing bank affordability fell short
- Strong income and credit profile
- Specialist lender selection increased borrowing by £125,000
- Property purchase successfully completed
The Situation
Our client was looking to purchase a larger family home in London. They had already spoken to their existing bank and obtained an Agreement in Principle. However, the amount offered fell approximately £125,000 short of what was required to purchase the property they wanted.
Naturally, this was frustrating. From the client’s perspective:
- Income was strong
- Credit history was excellent
- Deposit was healthy
- Existing financial commitments were manageable
Yet the numbers simply didn’t work with their current lender.
The Challenge
The issue was not the client’s financial profile. The challenge was affordability methodology.
Different lenders assess:
- Income
- Bonuses
- Existing commitments
- Household expenditure
- Future affordability
in different ways.
Some lenders apply more conservative calculations, while others are willing to take a broader view of an applicant’s overall financial position. Without access to the wider mortgage market, the client would likely have assumed the property was unaffordable.
What We Did
We completed a full review of:
- Income structure
- Employment status
- Deposit position
- Existing commitments
- Credit history
- Future affordability
We then compared affordability calculations across multiple lenders. This allowed us to identify lenders that:
- Offered stronger affordability models
- Took a more favourable view of the client’s income
- Better suited the client’s circumstances
Rather than focusing purely on the lowest headline rate, we prioritised lender suitability and borrowing capacity.
The Result
The client successfully secured a mortgage that provided approximately £125,000 more borrowing than their original bank offer.
Key outcomes included:
- Additional borrowing secured
- Desired property purchase achieved
- Competitive mortgage product obtained
- Application approved without unnecessary delays
- No need to increase deposit contribution
Most importantly, the client was able to proceed with the property they actually wanted, rather than compromising because of one lender’s affordability model.
Why This Matters For Buyers
One of the biggest misconceptions in the mortgage market is that all lenders assess affordability in the same way. They don’t.
In reality:
- Borrowing capacity varies significantly
- Income is assessed differently
- Some lenders are more flexible than others
- Bonus income may be treated differently
- Affordability models can vary dramatically
This means that a decline or lower borrowing figure from one lender does not necessarily reflect what is available across the wider market.
Oportfolio Insight
Across London and the South East, we regularly see situations where borrowers could access significantly more borrowing simply by approaching a different lender. This doesn’t mean buyers should always borrow the maximum available. Affordability should always be considered carefully.
However, understanding the full range of options available can make a substantial difference when purchasing in competitive property markets where values are often high.
Who This Case Study May Help
This case study may be relevant if you:
- Have been told you cannot borrow enough
- Are buying in London
- Have bonus or commission income
- Are looking for a larger mortgage
- Have received a lower borrowing figure than expected
- Want a second opinion before giving up on a property
Key Takeaways
- Affordability varies significantly between lenders
- One lender’s decision is not the whole market
- Strong income does not always guarantee maximum borrowing
- Specialist lender selection can increase borrowing capacity
- Professional mortgage advice can uncover options that may otherwise be missed
Need Help Understanding How Much You Could Borrow?
If you’re buying a property, moving home, or have received a borrowing figure that seems lower than expected, we can help. At Oportfolio Mortgages, we compare affordability across a wide range of lenders to help clients understand what may actually be achievable.
Book a confidential mortgage review and get tailored lender-backed guidance before you apply.
FAQ: Borrow More Than Bank Will Lend
Why would my bank offer less than another lender?
Each lender uses its own affordability model, income calculations, and lending criteria.
Can a mortgage broker help me borrow more?
Potentially. A broker can compare multiple lenders and identify those whose criteria best fit your circumstances.
Does a higher income always mean more borrowing?
Not necessarily. Existing commitments, affordability calculations, and lender policy all play an important role.
Should I get a second opinion if my borrowing seems low?
Yes. A lower borrowing figure from one lender does not necessarily represent the wider mortgage market.
