Moving home does not always mean leaving your current mortgage deal behind.
If your mortgage is portable, you may be able to move your existing mortgage product to your next property. This can be useful if you are on a good rate, still within a fixed or tracker deal, or want to avoid changing mortgage before your current deal ends.
However, porting is not automatic. Your lender will still need to check your income, affordability, the new property and whether you need to borrow more.
This guide explains how porting works, when it may help and what to compare before deciding whether to port or choose a new mortgage.
What to know about porting a mortgage
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You may be able to keep your current deal
Porting can let you move your existing mortgage rate or product to your next home.
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The mortgage still needs approval
Your lender will usually reassess your income, spending, credit profile and the new property.
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Extra borrowing may be on a new rate
If you need a larger mortgage, the extra amount may sit on a different product.
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It is worth comparing both routes
Porting can be useful, but a new mortgage may sometimes be simpler or better value.
Ready to port your mortgage?
What does porting a mortgage mean?
Porting means moving your current mortgage product to a new property when you move home.
A common misunderstanding is that the same mortgage loan simply transfers from one home to another. In practice, your existing mortgage is usually repaid when you sell your current home, and your lender sets up a new mortgage on the property you are buying.
What may move with you is your current mortgage product. This could include your interest rate, deal period and product features, if your lender agrees.
That is why porting still involves a mortgage application. Even if your current deal is portable, your lender will need to approve the new loan, property and affordability.
How porting usually works
The process normally starts by checking whether your current mortgage deal is portable. You can usually find this in your mortgage offer, product information or online mortgage account.
If porting is possible, your lender will assess your new application. They will look at your income, outgoings, credit profile, the new property and the amount you want to borrow.
If approved, the ported deal is applied to your new mortgage when you complete your sale and purchase.
The equity from your current home can also help fund the move. For example, if your home sells for more than the mortgage left on it, the difference may go towards your deposit on the next property.
The main types of porting
Porting can work in different ways depending on whether you need the same mortgage amount, a larger mortgage or a smaller mortgage when you move.
The key point is simple: you may be able to keep your current mortgage deal, but your lender will still need to approve the new mortgage and property.
Option 01
Same mortgage amount
Like-for-like porting
This is the simplest type of porting. You move your current mortgage deal to a new property and borrow roughly the same amount as you owe now.
This may suit you if you are moving to a similarly priced home, using your existing equity as the deposit and do not need to increase your borrowing.
What to check if:
- your current mortgage is portable
- the new property meets your lender’s criteria
- your income and spending still pass affordability checks
- any fees apply when moving the deal
This route can feel straightforward, but it is still treated like a new mortgage application.
Option 02
Need to borrow more
Porting with extra borrowing
If your next home costs more, you may be able to port your existing deal and borrow the extra amount on a new product.
This usually means your mortgage is split into two parts:
Part of the mortgage
What it means
Existing balance
This may stay on your current mortgage rate
Extra borrowing
This may be placed on a new rate with your lender
For example, if you currently owe £200,000 and need a £250,000 mortgage for your next home, you may be able to port the £200,000 and take the extra £50,000 on a new deal.
What to check if:
- the rate on the extra borrowing
- the new monthly payment is affordable
- both parts of the mortgage end at different times
- a new lender could offer a better overall option
This route can be useful if your current rate is worth keeping, but the extra borrowing still needs to make sense.
Option 03
Need to borrow less
Partial porting
If you are moving to a cheaper home or using more equity, you may need a smaller mortgage than you have now.
In this case, part of your existing mortgage may need to be repaid when you move.
For example, if you currently owe £250,000 but only need a £200,000 mortgage on the next property, the lender may treat the extra £50,000 as being repaid early.
What to check if:
- early repayment charges apply to the amount being repaid
- your lender allows partial porting
- reducing the mortgage changes your future remortgage plans
- it is cheaper to port, repay or choose a new deal
This route can reduce your borrowing, but it is important to check whether charges apply before assuming it will save money.
Why the right route matters
The type of porting you choose can affect your monthly payment, fees, early repayment charges and future remortgage plans.
A deal that looks good at first may become less attractive if the extra borrowing is expensive, the mortgage is split across different end dates, or charges apply when you repay part of the balance.
Before you move, it is worth checking the full picture rather than looking at the existing rate alone. This can help you compare whether porting, changing lender or taking a new mortgage is the better route for your next home.
Not sure which route fits your move?
Muttuo can help you compare porting with a new mortgage before you move.
What to check before deciding whether to port
Porting can be useful if your current mortgage deal is worth keeping. However, it is not always as simple as moving the same mortgage from one home to another.
Your lender will still need to approve the new mortgage, the new property and the amount you want to borrow. It is also worth checking whether any extra borrowing, early repayment charges or timing issues could affect the overall cost.
Your lender still needs to approve the move
A portable mortgage gives you the option to move your current deal, but it does not guarantee approval.
Your lender will usually reassess your income, spending, credit profile and the property you want to buy. This means porting can still be declined, even if your current mortgage product allows it.
Common reasons porting may not work include:
- your income or spending has changed
- your credit profile has changed
- the new loan-to-value is too high
- the new property does not meet the lender’s criteria
- you need more borrowing than the lender is willing to offer
- your current mortgage product does not allow porting
Finding this out early can give you more time to compare other options before you commit to your move.
Extra borrowing can change the full cost
If you need to borrow more, your lender may split your mortgage into two parts.
Your existing balance may stay on your current deal, while the extra borrowing may be placed on a new product available at the time. This can mean you have two rates, two product end dates and two sets of terms.
Porting can still work well in this situation, especially if your current rate is worth keeping. However, it is important to compare the full monthly payment, not just the rate on the part you are porting.
Borrowing less can affect early repayment charges
If you need a smaller mortgage on your next home, you may not be able to port the full balance.
In that situation, part of your current mortgage may need to be repaid when you move. If that amount is still inside an early repayment charge period, your lender may charge an ERC on the part you do not port.
This does not mean partial porting is a bad option. It simply means you should check the cost before deciding.
Timing can also matter
Porting can be more straightforward when your sale and purchase complete at the same time.
If there is a gap between selling your current home and completing on your next one, your lender may have specific rules. Some lenders may allow a short gap, while others may be stricter.
Before you move, check how long you have to complete on the new property, whether any charges apply first and whether those charges can be refunded later.
The full picture matters more than one rate
A low existing rate can make porting look attractive, but the rate is only one part of the decision.
The extra borrowing, lender criteria, early repayment charges, product end dates and future remortgage plans can all affect whether porting is the right route.
Once you know whether porting is possible, the next step is to compare it against getting a new mortgage.
Porting vs getting a new mortgage
Porting is not automatically better than taking a new mortgage. The right route depends on your current deal, the new property, your borrowing needs and the rates available when you move.
A useful way to compare the options is to look at when each route may work better.
Option
When it may work well
What to watch
Port your mortgage
Your current rate is worth keeping, and your lender can support the move
Extra borrowing may sit on a different rate, and the new property still needs to meet lender criteria
Get a new mortgage
Another lender can offer better borrowing, simpler terms or a more suitable product
Leaving your current deal may trigger an early repayment charge
Compare both routes
You are unsure which option gives the better overall result
The lowest rate is not always the cheapest route once fees, charges and product terms are included
Compare the full cost, not just the rate
Porting can look attractive if your current rate is lower than the deals available now. However, the rate you keep is only one part of the decision.
If you need extra borrowing, that part of the mortgage may sit on a new rate. If you borrow less, part of your existing mortgage may need to be repaid. If you move to a different lender, you may need to check whether early repayment charges apply.
A new mortgage may sometimes give you a simpler setup, especially if it avoids split mortgage parts or gives you access to a lender that fits your new circumstances better.
Before deciding, compare the monthly payment, total cost, fees, early repayment charges and future remortgage position. This can help you see whether porting or starting again gives you the clearer route for your next home.
How Muttuo Mortgages can help
Porting can be useful, but it should be compared properly before you move.
Muttuo Mortgages can help you:
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check whether porting your current mortgage could work
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compare porting against a new mortgage across over 100 lenders
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understand how extra borrowing could affect your rate and repayments
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plan your next step before you make an offer on a new home
Our team offer whole-of-market mortgage advice, helping you choose a route that fits your move, budget and long-term plans.
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Porting a mortgage FAQs
These FAQs answer common questions about porting a mortgage, including how it works, whether it is guaranteed, extra borrowing, early repayment charges and when a new mortgage may be worth comparing.
Can I move my mortgage to another house?
You may be able to move your current mortgage deal to another property if your mortgage is portable and your lender approves the new application.
The lender will still assess your affordability, the new property and the amount you want to borrow.
Does porting mean the same mortgage loan moves over?
Not usually.
In most cases, your existing mortgage is repaid when you sell your current home. A new mortgage is then set up on the property you are buying. The part that may move with you is the mortgage deal, such as the interest rate and product terms.
Is porting a mortgage guaranteed?
No. Even if your mortgage deal is portable, your lender still needs to approve the new mortgage.
Your income, spending, credit profile, loan-to-value, property type and borrowing amount can all affect the decision.
Can I borrow more when porting?
You may be able to borrow more, depending on your lender and affordability.
The extra borrowing may be placed on a new mortgage product with a different rate and end date.
What happens if I borrow less?
If you borrow less than your current mortgage balance, part of the mortgage may need to be repaid.
If that part is still inside an early repayment charge period, your lender may charge an ERC on the amount not ported.
Can porting help me avoid an early repayment charge?
It can help in some cases, but it depends on your lender, product and how much of the mortgage you port.
An ERC may still apply if you repay part of the mortgage, only port part of the balance or have a timing gap between selling and buying.
Is it better to port or get a new mortgage?
It depends on the numbers.
Porting may be useful if your current rate is worth keeping or an ERC would be expensive. A new mortgage may be better if it gives you a simpler structure, lower overall cost or a better fit for your new circumstances.
