Equity Release | IMC Mortgage Brokers

Equity Release Advice

In later years there are many reasons why a homeowner might want to release a lump sum from their property. An equity release mortgage allows those who are between 55 and 95 to get a lump sum without having to sell and move house – something which can be a significant upheaval, especially for the older generation.

There are no rules about how your money should be spent, meaning that the lump sum can be used for anything from debt consolidation, helping a family member, or realising that dream holiday that you have been planning for years.

Equity Release can be complicated, but it does not have to be - you can read more about your options here.

Lifetime Mortgages

Mortgage Over 55

Equity Release Providers

Costs of Equity Release

The Application Process

Uses of Equity Release

Lifetime mortgages

A lifetime mortgage is a loan which is paid as a tax free lump sum and secured against your home. You do not have to make regular repayments; if you prefer, the interest can be added to the capital and the loan plus interest is repaid when your home is sold, when you die or move into long term care and in the case of couple, on the second of these events.

Lifetime mortgages are more flexible than Home Reversion plans, although you should be aware that if you chose not to make repayments, the amount of interest that is accrued can build up substantially. There are now some lifetime mortgage contracts which allow you to pay off all or some of the interest and/or capital.

Lifetime mortgages are available to people over 55 years old, and the percentage that can be released is dependent on the person’s age, state of health and the value of the property.

Interest rates for a lifetime mortgage are either fixed or tracker rates and they also come with a `no negative equity guarantee`. This means that after you die and your property is sold, if the mortgage cannot be repaid, your beneficiaries will not be required to pay off the difference.

With some lifetime mortgages you can have a drawdown facility which allows you to make smaller withdrawals which reduces the amount of interest which is accrued on the loan.

What is a home reversion plan?

A home reversion plan allows you to sell of a part or all of your property at less than the market value in exchange for a tax free lump sum. In return you live in the property either rent-free or for a peppercorn rent, this means that you can live rent free in your property for the rest of your life – although you must agree to keep it maintained and insured. There are no monthly repayments to be made and when you die, the house is sold and the lender gets their share of the percentage agreed at the beginning of the contract.

You can usually sell between 20% and 60% of the market value of your home and it is available to those who are over 65. The sum you receive will depend, not only on the percentage sold but also on your age and on the home reversion provider.

A home reversion plan also allows you to stay in your home until you die or need to go into long term care. As you are selling a share of your home, there are no interest payments to consider. This makes it simpler to plan for the future as you will know exactly what portion is being left as inheritance.

You must consider that a home reversion plan, once committed to, cannot be easily undone – as you are selling part of your property. Ensure you discuss further with one our professional equity release advisers to understand which option is right for you.

Equity Release considerations

As with any financial product, equity release does have its drawbacks and is not appropriate for everyone. There are, however, considerable misconceptions around equity release, some of which are not true or over exaggerated.

Compared to a ‘standard’ mortgage, equity release can be seen as less cost effective as you will usually be charged a higher rate of interest. For those who decide not to make regular repayments the interest on a lifetime mortgage can also accumulate quickly.
Compared to selling your property on the open market, selling your home through home reversion will often lead to you receiving less money for it.
If you release too much equity on your property early on, it is possible you will not leave enough for later on in your retirement.
To move after starting an equity release scheme you may need to pay off some of your mortgage to provide the equity to buy a new property – even if you are downsizing.
Equity release is hard to reverse should you change your mind, so you need to be sure it is right for you.
If you are in poor health and die shortly after the scheme as started the costs could seem relatively high.
The funds released from equity release can affect your entitlement to state benefits, and with life time mortgages can make you liable to greater tax payments.

Of course, one of the main concerns for those with equity release is that it can affect how much you will be able to pass onto your family in inheritance.

If you are looking for some extra cash in your retirement and you are over 55, equity release can be an excellent way of tapping into the value that has accrued in your property.

To find the right option for you, we work with business partners to ensure you have all the advice you need to make an informed decision.

How do you compare Equity Release?

Equity Release products can be compares across lenders by looking at interest rates, loan to value figures based on applicant age, whether looking at lump sum or income provision products and a variety of other lifestyle specific criteria.

Very often it will be appropriate to compare schemes using a combination of factors. This is where the help of our expert advisers will prove invaluable.

Do I qualify for Equity Release?

Provided you live in your own property and have reached the age of 55, you are likely to qualify for equity release. This does not necessarily mean that equity release is the best option for you and a full discussion with one of our advisers to establish your circumstances and objectives will determine if this is the case.

Equity Release Calculator

The amount of borrowing available through an Equity Release mortgage is determined primarily by the age of the youngest borrower and the value of the property being offered as security. In general terms, older borrowers will be offered a greater percentage of the property value. This is because for the majority of loans, no payments of interest or capital are required throughout the lifetime of the mortgage and full repayment of the mortgage is not made until the borrower dies or needs to move into long term care, at which time the property will be sold and the outstanding loan cleared.

In some circumstances, health and lifestyle may also be taken into account by lenders when deciding how much may be borrowed.

Equity Release mortgage lenders

The market for Equity Release mortgages and Later Life lending has become much more complex and there are many different lenders offering a variety of options depending on individual circumstances and requirements.

Unlike a regular residential mortgage where many lenders use similar criteria, Equity Release Lenders tend to be more specialised and have very specific target markets. In order to get the right options available to match your needs for either a lump sum or for a regular income, one of our Equity Release experts will discuss your circumstances in detail and make a suitable recommendation.

Equity Release advice

Due to the complex nature of this subject, it is essential that the correct advice is received prior to making an application to release equity from your property regardless of the purpose. Taking on such a commitment may have an impact on the future estate value for your family/beneficiaries and it is important that everyone concerned understands the effects.

Taking equity from your property may also have an effect on any state benefits that you may currently be entitled to.

By discussing your circumstances and requirements fully at the outset with one of our Equity Release specialists, you can rest assured that the correct product and advice will be provided.

Equity Release mortgage broker

Equity Release is a very specific area of mortgage lending and the need for good bespoke advice to match your needs is essential. Although it may be possible to approach a lender directly, specific personal advice is not generally given and products tend to be offered on and “execution only” basis.

Not all mortgage brokers are qualified or authorised to work in this area. It is therefore important that a suitably qualified adviser is used to make sure your needs are fulfilled correctly.

We have a number of highly skilled advisers who are able to help.

- Could I lose my home?
When you have sold part of your house to a lender, or taken out a loan secured on a percentage of your home, this could be a big worry. But rest assured, you will never lose your home due to an Equity Release scheme. We work within Equity Release Council guidelines, which specifically state that we can’t recommend plans that do not allow you to stay in your house for the lifetime of the loan. It’s your right.
- Can I move house with Equity Release?
Absolutely. Again, the Equity Release Council guidelines state we should only recommend ‘portable’ schemes that let you move house if you need to. You never know what might change in your life, and if you might want to move closer to family or live in a more practical home.

Be aware that if you do move, the provider will want to carry out an assessment of your new home to make sure it meets the terms of the loan and will provide adequate security. On occasions, you might have to pay back some of the loan if the new property is worth less than your current one.
- Do I have to pay tax on the money I get from
Equity Release?
No – all cash taken out of the value of your house is tax free. It was already your money to begin with; no cash has changed hands and you have not increased your wealth. You are simply using your resources in a different way.
- How much can I release?
The amount you can borrow will depend on your age, your health and of course how much your property is worth.

If the Equity Release loan is likely to last a shorter period of time, then the lender will offer more. If the loan might accumulate interest over many years, they will probably offer less. All schemes guarantee that the debt amount will never exceed the value of the house.
- Can I leave an inheritance?
Yes, we can make sure that a share of your property’s value is protected for you to leave to the ones you love when you die. You should talk to your Equity Release adviser about this when you go over what you need from the scheme, and they will allow for this when they look into the right plan to suit your needs.
- Can I borrow more if my property's value
increases?
If you find yourself in this fortunate position, then it could be possible. It will depend on the scheme you already have in place and how much cash you have already released. If the market value of your house seems stable, and there is enough potential cash in it to allow for a loan increase, then your provider could be open to lending more.
- I've already got an Equity Release plan -
can I switch?
Did you take out your existing Equity Release plan quite a few years ago, and are wondering if a current scheme could give you a better deal? You are not alone. Similar to a mortgage agreement, it is possible to switch schemes and our adviser will be able to look at an alternative that is better suited for your needs.

If you terminate your plan before the end of term, the lender might impose an early repayment fee. It depends on the provider’s policies and the terms of your current loan.
- Will Equity Release affect my state benefits?
Getting a large lump cash sum from Equity Release will not affect your standard state pension, but if your savings go above a certain level it will affect any means-tested benefits. This includes pension credit, council tax reduction, savings credit and income support.

There is a possible way to get around this. Using a drawdown Equity Release method, you can take your money in a series of smaller amounts to keep your bank account below the necessary level. You should check with your benefits office or local authority (their number will be on your statement) to confirm their policies.
- Can I repay the Equity Release plan?
If you think you might want the option to pay back the Equity Release loan at some point in the future, then you should discuss this with your adviser before you take out the scheme. Some plans do allow you to pay back up to 10% of the loan per year with no penalty, while some others offer low early repayment charges after five years, or no charge at all after eight years.

In general, Equity Release providers will charge you a repayment fee if you repay the loan early, to reflect the lost interest from a longer loan period. How much will depend on how long you have had the loan for, the terms of the loan and your provider’s policies.
- Can I release the equity in my holiday home,
second home or buy-to-let property?
Yes, this is possible in each case. If you fully own a second property and stay there for at least 4 weeks of the year, then it may be eligible for Equity Release.

In the case of a holiday home, you must be freely able to use it, or it should only be let out for a maximum of 4 weeks in a row at any time. It must not be advertised as a holiday let anywhere. Also, to qualify as a second home, you must spend at least 4 weeks a year there, and it must not be in close proximity to your main residence.

With buy-to-let properties, one provider has created a dedicated buy-to-let Equity Release scheme for landlords to obtain the capital to grow their property portfolio, as well as give them access to a lump sum.

When you have sold part of your house to a lender, or taken out a loan secured on a percentage of your home, this could be a big worry. But rest assured, you will never lose your home due to an Equity Release scheme. We work within Equity Release Council guidelines, which specifically state that we can’t recommend plans that do not allow you to stay in your house for the lifetime of the loan. It’s your right.

Absolutely. Again, the Equity Release Council guidelines state we should only recommend ‘portable’ schemes that let you move house if you need to. You never know what might change in your life, and if you might want to move closer to family or live in a more practical home.

Be aware that if you do move, the provider will want to carry out an assessment of your new home to make sure it meets the terms of the loan and will provide adequate security. On occasions, you might have to pay back some of the loan if the new property is worth less than your current one.

No – all cash taken out of the value of your house is tax free. It was already your money to begin with; no cash has changed hands and you have not increased your wealth. You are simply using your resources in a different way.

The amount you can borrow will depend on your age, your health and of course how much your property is worth.

If the Equity Release loan is likely to last a shorter period of time, then the lender will offer more. If the loan might accumulate interest over many years, they will probably offer less. All schemes guarantee that the debt amount will never exceed the value of the house.

Yes, we can make sure that a share of your property’s value is protected for you to leave to the ones you love when you die. You should talk to your Equity Release adviser about this when you go over what you need from the scheme, and they will allow for this when they look into the right plan to suit your needs.

If you find yourself in this fortunate position, then it could be possible. It will depend on the scheme you already have in place and how much cash you have already released. If the market value of your house seems stable, and there is enough potential cash in it to allow for a loan increase, then your provider could be open to lending more.

Did you take out your existing Equity Release plan quite a few years ago, and are wondering if a current scheme could give you a better deal? You are not alone. Similar to a mortgage agreement, it is possible to switch schemes and our adviser will be able to look at an alternative that is better suited for your needs.

If you terminate your plan before the end of term, the lender might impose an early repayment fee. It depends on the provider’s policies and the terms of your current loan.

Getting a large lump cash sum from Equity Release will not affect your standard state pension, but if your savings go above a certain level it will affect any means-tested benefits. This includes pension credit, council tax reduction, savings credit and income support.

There is a possible way to get around this. Using a drawdown Equity Release method, you can take your money in a series of smaller amounts to keep your bank account below the necessary level. You should check with your benefits office or local authority (their number will be on your statement) to confirm their policies.

If you think you might want the option to pay back the Equity Release loan at some point in the future, then you should discuss this with your adviser before you take out the scheme. Some plans do allow you to pay back up to 10% of the loan per year with no penalty, while some others offer low early repayment charges after five years, or no charge at all after eight years.

In general, Equity Release providers will charge you a repayment fee if you repay the loan early, to reflect the lost interest from a longer loan period. How much will depend on how long you have had the loan for, the terms of the loan and your provider’s policies.

Yes, this is possible in each case. If you fully own a second property and stay there for at least 4 weeks of the year, then it may be eligible for Equity Release.

In the case of a holiday home, you must be freely able to use it, or it should only be let out for a maximum of 4 weeks in a row at any time. It must not be advertised as a holiday let anywhere. Also, to qualify as a second home, you must spend at least 4 weeks a year there, and it must not be in close proximity to your main residence.

With buy-to-let properties, one provider has created a dedicated buy-to-let Equity Release scheme for landlords to obtain the capital to grow their property portfolio, as well as give them access to a lump sum.

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