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Self-Build Mortgages

Have you always dreamed of building your own house? A self-build mortgage could help your dream become a reality. 

We understand that mortgages can be confusing especially with the added complexity of building a house and complying with different regulations & agencies. We can help you to understand your options and how this type of mortgage works to ensure your finances run smoothly. 

Conventional mortgages are only available on houses that are already built. If you want to build your own home from the ground up, you will need a self-build mortgage.  

What is a self-build mortgage? 

It is a mortgage loan that is released in stages. There are 2 main options to choose from, advance or arrears stage payments: 

Arrears-stage payment (most common) 

Mortgage funds are released when a stage is complete. The borrower will need to rely on their own funds to pay for the cost of each stage upfront. The lender will usually appoint a professional valuer to assess the value of each stage and they will release an agreed percentage of the stage value. 

Advance-stage payment 

Mortgage funds are released at the start of each build stage (before the work goes ahead). The funds are agreed in advance based on projected build costs and are guaranteed irrespective of any valuations carried out by the lender. This option requires greater cost diligence before going ahead with the project. 

What are the stages involved in a self-build mortgage? 

The stages can vary between lenders but they are generally: 

  1. Land purchase 
  1. Groundworks to damp proof course 
  1. Masonry to eaves level 
  1. Wind & water tight 
  1. First fix and dry lining 
  1. Certificate of completion 

What happens when the build is complete? 

Like a conventional mortgage, a self-build mortgage will have an initial promotional deal and may have early repayment charges if you leave the deal early. At the appropriate time we can advise you on your remortgage options and you will revert to a conventional mortgage. 

Advantages of a self-build: 

It may cost you less to build a house than buy one of an equivalent size. 

You can build a property to exactly meet your needs. 

Disadvantages of a self-build: 

During the build you may pay a higher interest rate than a conventional mortgage. 

You may need a larger deposit for a self-build. 

There is more paperwork! In addition to the usual proof of income & expenditure, the lender will require full details of your project costs, project insurance & structural warranty. 

For more information or to book a consultation with one of our advisers, please call us on 01455 63 61 63 or click here to view our availability & book yourself in. https://onerooffinancial.co.uk/contact/

Your home may be repossessed if you do not keep up repayments on your mortgage 

Blog written 08/01/2025 

The information contained within this blog was correct at the time of publication (08/01/2025), and is subject to change. 

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YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE

Our Standard fee is £297 which is payable upfront and not refundable. Some scenarios (adverse credit, self-build, small loan sizes) incur a higher upfront fee of £497.

One Roof Financial LLP is an Appointed Representative of PRIMIS Mortgage Network. PRIMIS Mortgage Network is a trading style of First Complete Limited which is authorised and regulated by the Financial Conduct Authority.

Registered Office: 20 Munnings Drive, Hinckley, Leicestershire, LE10 0LG

Registered in England & Wales. Company Registration Number: OC340536

We’re a long established firm with vast knowledge & experience when it comes to mortgages & insurance. You have just found your new adviser!

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Client testimonials

See what our clients have to say about us! Use the arrows to navigate through our testimonials.

C W, Hinckley

10 stars for Caroline. She helped us every step of the way with purchasing our first house. She gave us all the information we needed, explained everything to us in layman terms so we understood. Answered all of the questions we have and made everything much easier! We would have been so lost without Caroline and we cannot thank her enough for all the hard work, help and support she gave us! Thank you!

FBW, London

Caroline was great from start to finish. Professional, knowledgeable and very timely with responses and getting all the paperwork sorted – not only for the mortgage, but life insurance, critical illness and all the other things that come with buying a house! I have already recommended her to friends who are looking to move in the new year.

NI, Hinckley

Caroline was great and guided me through the whole process of my remortgage and life insurance. I would highly recommend 100%.

Miss G, Nuneaton

Amazing communication and easy to talk to. Took into consideration my budget and kept me up to date with the process throughout.

IS, Hinckley

We have used Caroline for many years as we find her to be very professional. She is very helpful and informative which makes the whole mortgage selection and choosing the correct related services stress free. We recommend One Roof Financial 100%

Matt K, Hinckley

Service and advice is always top notch!

S Green, Leicestershire

Caroline is great and explained the whole process really clearly. It was great having her there to sort things for me as my application wasn’t completely mainstream due to my senior years and I’m so happy and thankful to be in my own place again. Thank you so much :)

C Kirton, Warwickshire

Caroline has been clear, considerate, and extremely helpful every step of the way. Her expertise and professionalism have been second to none and have made my partner and I feel very comfortable from day 1.

Miss Dilkes, Leicester

The overall process was very easy. Caroline explained everything to us and went through every detail regarding getting a mortgage etc. highly recommend.

SG, Leicester

Caroline is extremely efficient and knowledgeable and I feel completely confident that I’ve got the right product for my circumstances. Caroline has been great throughout the whole process so far.

SJ, Leicestershire

Caroline is very friendly and professional, very efficient too. She offered great advice and explained everything clearly.

HG, Warwickshire

Absolutely amazing! I first signed up to one roof about 18 months ago after struggling to find a mortgage with high street lenders. The amount of support and guidance I was given was second to none. Thank you so much Caroline!

TA, Leicestershire

We have been really happy with the help, advise and support we have received from Caroline of One Roof Financial, she is very knowledgeable and kept us informed all the way through our mortgage process. We would definitely recommend to friends and family.

RO, Hampshire

Fantastic service with clear guidance and communication throughout our remortgage process, specifically when the mortgage rates dropped twice within 2 months, One Roof Financial contacted us promptly with a new product reflecting the new price, which saved us money! I would definitely recommend One Roof Financial to friends and family.

SH, Broughton Astley

I’ve been using Caroline since I bought my first house in 2014 and honestly wouldn’t go anywhere else. Apart from being just a lovely person through and through, she’s very knowledgeable and helpful in all aspects of the process. Mortgages or insurances. I’m always kept up to date and even reminded about things I forget!

AE, Gloucestershire

Caroline is so lovely and patient. She explains everything in detail, as many times as you need, and is very organised. I would definitely recommend.

Mr G, Burbage

Excellent service. Caroline is friendly, approachable and explains everything in simple terms. She is also obviously extremely knowledgeable and considers all the angles. I never felt any pressure to take any particular decision or buy any particular product. I have been a customer for years and will continue to be for many more!

Mr & Mrs E

Good communication throughout and timely responses. Always a great service! Thanks Caroline!

Mr I, Stoney Stanton

“Any actions we needed from them were dealt with promptly and diligently – which was refreshing, as not all the other moving parts in buying a house always run so smoothly. One Roof got all their bits spot on though – thoroughly recommend”

Mr S

“Product knowledge was second to none. We also had some questions/concerns regarding implications of being self employment etc the Caroline was unstably able to help with. Also very impressed with the speed of everything.”

Mr M, Shepshed

All in all a wonderful experience. You are friendly, helpful and provided a top notch service! I couldn’t have asked for more.

Mr S, Loughborough

“Always feel valued and listened too and made to feel part of the decision process.”

Mr K, Hinckley

What were you most impressed with? – “The personal touch”

Mrs B, Burbage

What were you most impressed with? – “Just delivered everything we needed and explained everything thoroughly”

Mr K, Hinckley

What were you most impressed with? – “Listened and helped with what we needed, not pushy”

Mrs L, Hinckley

“From start to finish Caroline made us feel confident in the products that we purchased, ensuring that they were correct for our needs”

Mr G, Oxfordshire

“Amazing as always, thank you!”

Mrs O, Hampshire

“My advisor Caroline was very informative, she was able to answer my questions and happy to discuss any queries”

Mrs O, Gosport

What were you most impressed with? – “Caroline’s professionalism, thoroughness and attention to detail, particularly when explaining the intricacies of Critical Care Cover.”

Mr G, Oxford

What were you most impressed with? – “professionalism”