Can I take my mortgage with me when I sell?
Published 3 July 2026 · 5 min read · By Evren Ergin
In most cases, yes. The majority of UK fixed-rate mortgages are portable, which means you can move your existing deal to your new home instead of paying it off and starting again.
TL;DR
- •Porting a mortgage means moving your current deal, and its interest rate, to the home you buy next.
- •Most UK fixed-rate mortgages are portable, but you still reapply and the lender re-checks the new property and your finances.
- •If your deal is not portable, leaving it early usually triggers an early repayment charge of 1% to 5% of the balance.
- •Line up your options before you accept an offer, so a mortgage cost never decides your move for you.
Porting is the process of taking your existing mortgage deal, including its interest rate, from your current home to the one you buy next. You redeem the loan on your old property and draw it down again on the new one, usually on the same day.
Can I really move my mortgage to a new house?
Usually, yes. Most fixed-rate residential mortgages sold in the UK are portable, so the product can travel with you if you still meet the lender's criteria. Porting is a fresh application, not an automatic right: the lender re-runs affordability checks and re-values the new property, and it can still say no.
What is an early repayment charge, and when do I pay it?
An early repayment charge, or ERC, is a fee your lender charges for leaving a fixed or discounted deal before it ends. It is normally a percentage of the amount you still owe, and it often steps down year by year across the fixed term.
Typical early repayment charge on a five-year fixed deal (illustrative)
| Year of the fixed deal | Typical ERC | On a 200,000 pound balance |
|---|---|---|
| Year 1 | 5% | 10,000 pounds |
| Year 2 | 4% | 8,000 pounds |
| Year 3 | 3% | 6,000 pounds |
| Year 4 | 2% | 4,000 pounds |
| Year 5 | 1% | 2,000 pounds |
These figures are illustrative. Every lender sets its own ERC structure, so check your mortgage offer or annual statement for the exact percentages. ERCs commonly fall between 1% and 5% of the balance. (Source: Moneyfacts, HomeOwners Alliance, 2025.)
How does porting actually work when I move?
- You apply to your current lender to port the deal at the same time as you arrange the new purchase.
- The lender re-checks your income, outgoings and credit, and re-values the new property.
- If you are borrowing more, the extra is usually a second, separate product at today's rates, sitting alongside the ported one.
- The old mortgage is redeemed and the new one completes, ideally on the same day, so the deal carries over without a gap.
- If your purchase completes a little after your sale, many lenders refund an ERC paid in between, as long as you port within their window, often up to six months.
When would porting not work for me?
- The new property fails the lender's valuation or lending rules, for example certain flats or non-standard construction.
- Your income has dropped or your outgoings have risen, so you no longer pass affordability.
- You are downsizing and only need part of the loan; the lender may charge an ERC on the part you do not carry over.
- Your deal simply is not portable; check the key facts document or ask your lender directly.
Does porting save me money?
It can, if your current rate is lower than today's rates, because you keep the cheaper deal instead of remortgaging onto a higher one. If today's rates are lower than yours, porting may cost you more than switching, so compare both before deciding.
Do I pay an early repayment charge if I port?
Normally no, because you are moving the deal rather than repaying it. You only tend to face an ERC if you cannot port, if you reduce the loan, or if the sale and purchase do not line up within the lender's refund window.
Can I port if I am buying with someone new?
Sometimes, but adding or removing a name changes the application, so the lender reassesses it from scratch. Speak to the lender or a mortgage broker before you commit to a timeline.
Is my mortgage definitely portable?
Check your mortgage offer, your annual statement, or your online account for the word portable, or ask your lender. Most UK fixed-rate deals are portable, but it is never safe to assume.
Knowing your mortgage position early keeps the decision to sell in your hands, not your lender's. ValuQ is the platform that gives UK homeowners free, side-by-side valuations from competing local estate agents, so you can see what your home is likely to fetch before you plan your next move.
Sources
- [1]HomeOwners Alliance, Early Repayment Charges And How To Avoid Them · 2026-01-01 · https://hoa.org.uk/advice/guides-for-homeowners/for-owners/early-repayment-charges/
- [2]Moneyfacts, Early Repayment Charges (ERC): How Much Do They Cost? · 2025-06-01 · https://moneyfactscompare.co.uk/mortgages/guides/early-repayment-charges-explained/
- [3]Unbiased, How do early repayment charges work and how can I avoid them? · 2025-01-01 · https://www.unbiased.co.uk/discover/mortgages-property/remortgaging/how-do-early-repayment-charges-work-and-how-can-i-avoid-them
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