November 10, 2026
Mortgage Basics
Do I Need a Mortgage Adviser?
Do you need a mortgage adviser? What advisers do, how the 2025 rule changes affect going direct, how advisers are paid and how to check one before you choose.
Do you need a mortgage adviser? Not always. In the UK, you can apply to a lender directly, but a mortgage adviser can compare deals and lending criteria for you and recommend one that suits your circumstances. Advice can give you extra protection if a mortgage later turns out to be unsuitable.
This guide explains what a mortgage adviser does, how the rules on advice changed in 2025, when advice may be most useful, how advisers are paid, and how to check one before you go ahead.
Key points
- You don’t have to use a mortgage adviser for most mortgages, but some types must be advised.
- Advisers can be whole of market or limited to certain lenders, so it’s worth asking which.
- Advice may be most useful if your circumstances are less straightforward, such as being self-employed or having a small deposit.
- An adviser can’t guarantee a lower rate, so it’s worth comparing the total cost, including fees.
- The FCA says to check a firm on its Register before you buy.
2025the year the FCA made it easier to choose a mortgage without advice
8 weeksfor a firm to deal with your complaint before you can go to the ombudsman
£85,000FSCS limit per person, per firm, for bad advice from a failed firm
What does a mortgage adviser do?
A mortgage adviser looks at your income, outgoings, deposit and plans. They search the deals they have access to and recommend a mortgage that suits you. MoneyHelper says advisers know the mortgages available from different lenders and their lending criteria. That matters, because each lender has its own rules on who it will lend to.
A good adviser will usually:
- ask about your finances, your credit history and how long you plan to stay in the home
- explain the different types of mortgage, such as fixed and tracker rates
- compare deals, including fees, not just the headline rate
- check which lenders are likely to accept your application
- help you with the paperwork through to the mortgage offer
Before you commit, you’ll get a mortgage illustration document. MoneyHelper says this covers your repayments, upfront fees, the total cost, how your payments could change if rates rise, and your overpayment terms. You also get a reflection period of at least seven days.
MoneyHelper says advisers need an FCA-approved qualification, such as the Certificate in Mortgage Advice and Practice (CeMAP).
Mortgage adviser or mortgage broker: is there a difference?
The two names are used for the same job. MoneyHelper says brokers and advisers “both do the same job”. What matters more is how many lenders they can recommend:
| Type of adviser | What they can offer |
|---|---|
| Whole of market | Deals from a wide range of lenders across the market |
| Restricted | Deals from a limited panel of lenders |
| Tied (for example, a bank’s own adviser) | Usually only that lender’s mortgages |
Even a whole-of-market adviser may not cover every product. MoneyHelper notes that for things like buy-to-let or interest-only mortgages, you may need a specialist.
Mortgage advice or going direct: what the rules say
When you take mortgage advice, the adviser must recommend a mortgage that’s suitable for you. If you go without advice, known as “execution-only”, you choose the mortgage yourself.
In July 2025, the Financial Conduct Authority (FCA) changed its rules. Before that, if you had a back-and-forth conversation with a lender about your mortgage, it usually had to give you advice. The FCA has now removed that rule, so you can choose to go without advice even after talking things through. You’ll need to confirm that you understand you’re losing the protection of the suitability rules.
The FCA kept advice compulsory for some more complex cases. These include mortgages taken mainly for debt consolidation, equity release and Right to Buy purchases.
| With advice | Without advice (execution-only) | |
|---|---|---|
| Who picks the mortgage | The adviser recommends one, and you decide | You choose it yourself |
| Suitability | The adviser must check that it suits you | No suitability check |
| If it turns out unsuitable | You can complain about the advice | MoneyHelper says you take full responsibility for the decision |
| Cost | There may be an adviser fee | No adviser fee, though lender fees still apply |
Important
Your home may be repossessed if you do not keep up repayments on your mortgage or any other debt secured on it.
When mortgage advice may be most useful
MoneyHelper says advice can be particularly useful if you:
- have a small deposit
- have only been with your employer for a short time
- are self-employed
In these situations, lenders’ rules can vary a lot. An adviser who knows which lenders are likely to accept you may help you avoid applying to the wrong one. MoneyHelper points out that without advice, you risk applying for a mortgage that doesn’t fit the lender’s criteria.
Advice may also be worth considering if:
- you’re buying your first home and the process is new to you. Our guide to the home buying process step by step shows where the mortgage fits in
- you have marks on your credit file. Our guide to credit scores and mortgages explains what lenders look at
- you’re looking at something specialist, such as buy-to-let or interest-only
- you’d simply prefer someone to do the research and explain your options
When you might not need advice
Some people are comfortable going direct. This may be worth considering, depending on your circumstances, if:
- You’re switching deals with your current lender. This is called a product transfer. The FCA says your existing lender usually won’t need a new affordability check unless you borrow more.
- You know exactly what you want and you’re happy to research and compare deals yourself.
- Your situation is straightforward, with steady employed income, a good credit history and a decent deposit.
If your fixed rate is ending, our guide to what happens when your fixed-rate mortgage ends explains your options, including switching with your current lender.
Can a mortgage adviser get better rates?
Not always. An adviser can compare rates and fees across the lenders they cover, which can save you time. They can’t promise a lower rate than you’d find yourself, though. Some lenders also offer exclusive rates only to their current customers, which MoneyHelper mentions.
The lowest rate isn’t always the cheapest deal. A deal with a big arrangement fee can cost more overall than one with a slightly higher rate and no fee. Comparing the total cost over the deal period gives a fairer picture.
⇄Compare mortgages calculatorSee which of two deals costs less once fees are includedTry it →
How mortgage advisers are paid
MoneyHelper says advisers may charge:
- a flat fee
- an hourly rate
- a percentage of the amount you borrow
Some advisers charge you nothing and are paid commission by the lender instead. Others charge a fee and receive commission. Either way, the adviser should tell you how they’re paid before you go ahead. MoneyHelper also says most advisers don’t charge for the first conversation, but it’s worth checking.
You can sometimes add a fee to your mortgage, but only if you agree. You’ll then pay interest on it for as long as it stays on the loan.
Illustrative example
A £500 fee added to a mortgage at 4.75% over 25 years.
Extra monthly payment: about £2.85.
Total repaid on the fee: £2.85 × 300 months ≈ £855.
Extra cost of adding it: about £355 in interest
Figures are illustrative. Paying a fee upfront avoids the interest, if you can afford to.
Benefits of a broker and the trade-offs
The benefits of a broker can include
- access to deals from many lenders, if they’re whole of market
- knowledge of which lenders may accept your circumstances
- help with the paperwork and keeping the application moving
- a recommendation that must be suitable for you, with the right to complain if it isn’t
But there can also be
- a fee, which can add to the overall cost
- a smaller choice of deals, if the adviser is restricted or tied
- no guarantee of a lower rate than you’d find yourself
How to choose a mortgage adviser
- Check the FCA Register The FCA says to use its Firm Checker before you buy. It shows whether a firm is authorised and has permission to offer mortgages.
- Use the contact details on the Register Fraudsters sometimes copy genuine firms. The FCA says to make sure the contact details you’ve been given match those on the Register.
- Check the principal firm if needed Some advisers are appointed representatives of a bigger firm. If you have concerns, the FCA suggests checking with that principal firm.
- Ask how many lenders they cover Find out whether they’re whole of market, restricted or tied.
- Ask how they’re paid Find out the fee, when it’s paid and whether they also get commission.
- Speak to more than one firm MoneyHelper suggests talking to a few firms and comparing fees.
It also helps to get your paperwork ready early. Our documents you need for a mortgage checklist lists what lenders and advisers usually ask for.
What to expect when you speak to an adviser
The exact process varies from firm to firm, but most follow similar stages:
- A first conversation The adviser explains how they work, which lenders they cover and how they’re paid. MoneyHelper says most don’t charge for this first chat.
- A fact-find They ask detailed questions about your income, outgoings, debts, credit history, deposit and plans, so they can understand what you need.
- A recommendation They explain which mortgage they recommend and why it suits you, and you get a mortgage illustration showing its costs.
- The application If you decide to go ahead, they help you apply and send your documents to the lender.
- The offer The lender checks your application and the property. If it’s happy, it issues a mortgage offer.
It’s fine to ask questions at every stage. A good adviser will explain anything you’re unsure about, including what you’d be paying and when. You’re never obliged to take the mortgage they recommend.
Your protections if something goes wrong
Using an authorised firm gives you important protections:
- Complaints: complain to the firm first. The Financial Ombudsman Service says a firm usually has 8 weeks to deal with a complaint. If you’re unhappy with its final response, you usually have 6 months to take it to the ombudsman. The service is free.
- Compensation: if a firm gives you bad mortgage advice that costs you money and then goes out of business, the Financial Services Compensation Scheme (FSCS) may be able to help. For firms that failed after 1 April 2019, it can pay up to £85,000 per eligible person, per firm. This applies to advice about your main home, not buy-to-let.
The FCA warns that if you use an unauthorised firm, you won’t be able to complain to the Financial Ombudsman and you won’t be protected by the FSCS.
Across the UK
The FCA’s mortgage advice rules, the Financial Ombudsman Service and the FSCS cover England, Scotland, Wales and Northern Ireland in the same way.
Summary
You don’t always need a mortgage adviser, but advice can help if your circumstances are less straightforward or you’d like someone to compare lenders for you. Since 2025, it’s been easier to go without advice. If you do, you take on the responsibility for choosing a suitable mortgage. Whichever route you take, check any firm on the FCA Register and compare the total cost, including fees.
Frequently asked questions
Do I need a mortgage adviser?
No, not for most mortgages. You can apply to a lender directly or switch deals with your current lender without advice. Advice is still required for some types, such as equity release and mortgages taken mainly to consolidate debts. A mortgage adviser may be most useful if you’re self-employed, have a small deposit or have only recently started a job.
What does a mortgage adviser do?
A mortgage adviser looks at your income, outgoings, deposit and plans, then recommends a mortgage that suits you from the deals they can access. They explain the options, compare fees as well as rates, check which lenders are likely to accept you and help with the application. The recommendation must be suitable for you.
Can an adviser get better rates?
Sometimes, but not always. An adviser can compare rates and fees across the lenders they cover, which can save you time. They can’t guarantee a lower rate than you’d find yourself, and some lenders offer exclusive rates to their own customers. It’s worth comparing the total cost of each deal, including any adviser and lender fees.
When is advice most useful?
Advice tends to be most useful when your circumstances are less straightforward. MoneyHelper mentions having a small deposit, being self-employed or being new to a job. It can also help if you have credit problems, want a specialist mortgage such as buy-to-let, or are buying for the first time and want someone to guide you through the process.
How do I choose an adviser?
Start by checking the firm on the FCA Register, using the contact details shown there. Ask whether the adviser is whole of market, restricted or tied, and how they’re paid, including any fee and commission. Speaking to more than one firm and comparing fees can help you find an adviser who suits you.
Sources
- MoneyHelper – Mortgage advice: should you use a mortgage adviser?
- Financial Conduct Authority – PS25/11: Mortgage Rule Review – first steps to simplify our rules and increase flexibility
- Financial Conduct Authority – How to check a firm or individual is authorised
- Financial Conduct Authority – Support available for mortgages
- Financial Ombudsman Service – Time limits
- Financial Ombudsman Service – How to complain
- Financial Services Compensation Scheme – Mortgage advice and endowments
Last updated: 10 November 2026. This guide is general educational information only and is not regulated financial advice.
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Mortgage Owl provides general educational information only, not regulated financial advice.
About the author: Steve
Steve is the founder of Mortgage Owl and is training to become a mortgage adviser. He’s currently studying Module 1 of 3 of CeMAP, the Certificate in Mortgage Advice and Practice.
He originally studied business, finance and accountancy, then spent 30 years in policing and the merchant navy before returning to his first passion: helping people make sense of money.
He writes every Mortgage Owl guide in plain English, so you can feel informed before you speak to an adviser.
Qualifications: Registered student with the London Institute of Banking & Finance (LIBF), studying for CeMAP.
He originally studied business, finance and accountancy, then spent 30 years in policing and the merchant navy before returning to his first passion: helping people make sense of money.
He writes every Mortgage Owl guide in plain English, so you can feel informed before you speak to an adviser.
Qualifications: Registered student with the London Institute of Banking & Finance (LIBF), studying for CeMAP.
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