Yes, it is possible to remortgage with a high loan-to-value, but the higher your LTV, the narrower your choice of deals is likely to be. A homeowner with 10% equity may still find remortgage options at around 90% LTV, yet pricing and lender criteria can be less favourable than for someone with more equity.
What counts as a high LTV when remortgaging?
Loan-to-value compares the amount you still owe on your mortgage with the current value of your property. To calculate it, divide your outstanding mortgage balance by the property value and multiply the result by 100.
If your home is worth £300,000 and your mortgage balance is £270,000, your LTV is 90%. That means you own roughly 10% of the property’s value as equity, before allowing for selling costs or any other secured borrowing.
There is no single legal definition of a “high” LTV, but borrowers above the lower LTV bands generally have fewer choices. A high LTV remortgage can therefore be less straightforward, especially if you also have affordability issues, recent missed payments or an unusual property type.
Can you remortgage at 90% LTV?
A remortgage at 90% LTV can be possible in the UK. Availability varies between lenders and can change with market conditions. Some lenders may accept borrowers at this level while others cap particular products at a lower LTV.
You should expect the lender to assess more than the equity in your home. Income, regular spending, existing credit commitments, credit history, mortgage payment record, age, loan term and property suitability can all affect the decision.
Why high LTV can limit your remortgage choices
From a lender’s perspective, a smaller equity cushion means more risk if property prices fall. If your home loses value, your LTV rises even if the mortgage balance has not increased. That can leave you with fewer refinancing options.
Lower LTVs are also commonly associated with more competitive mortgage pricing. Moving from one LTV band to another can therefore matter even when the difference in equity looks small.
For example, suppose your property is valued at £300,000 and you owe £270,000. You are at 90% LTV. If you could reduce the balance to £255,000, you would reach 85% LTV. That does not guarantee a better deal, but it could place you in a different product band with more options.
What lenders may look at besides LTV
Affordability and income
When you move to a new lender, it will usually assess whether the mortgage is affordable under its current criteria. A lower income than when you first borrowed, higher childcare costs or new credit commitments can make switching harder, even if you have never missed a mortgage payment.
Credit history and payment record
Recent missed payments, arrears or other adverse credit can reduce the number of lenders willing to offer a low equity mortgage. Keeping your existing mortgage and other credit commitments up to date is especially important before a remortgage application.
The lender’s property valuation
Your own estimate of the home’s value is not necessarily the figure a lender will use. If its valuation comes in lower, your calculated LTV may rise. If you believe the valuation is too low, evidence of recent comparable sales or significant improvements may help when asking whether it can be reviewed.
Ways to improve your position before remortgaging
Start by checking your current balance, an evidence-based estimate of the property’s value and the date your present deal ends. Reviewing your position several months before the end date gives you time to make changes rather than applying at the last minute.
If your mortgage allows overpayments without an early repayment charge, reducing the balance may help you move into a lower LTV bracket. Check the terms first, because overpayment limits and charges vary.
It can also be worth avoiding new unsecured borrowing before an application where possible, checking your credit files for errors and gathering accurate income documents in advance. Useful related topics include how to calculate your LTV, how mortgage affordability checks work and what negative equity means for homeowners.
What if you cannot switch to a new lender?
A rejected remortgage application does not automatically mean you must fall onto your lender’s standard variable rate. Ask your current lender what product-transfer options are available. A product transfer keeps the mortgage with the same lender but moves you onto another of its eligible deals.
If your property value has fallen so far that you owe more than the home is worth, you are in negative equity. Switching lender is usually much harder because a new lender is being asked to lend more than the current property value supports. Your existing lender should be the first place to discuss available options.
Compare the total cost, not just the headline rate
Even if you qualify for a new deal, calculate whether remortgaging actually saves money after fees. Arrangement fees, valuation charges, legal costs and an early repayment charge on your current mortgage can outweigh a small rate saving.
Also compare any product transfer from your existing lender with external remortgage options. The lowest advertised rate is not always the cheapest overall choice once fees and the length of the deal are included.
Frequently asked questions
Is 90% LTV too high to remortgage?
No. A 90% LTV remortgage can be available, but the choice of lenders and products is usually more limited than at lower LTVs. Eligibility will also depend on affordability, credit history and the property.
Can I remortgage if I only have 5% equity?
It may be possible, but options at around 95% LTV can be limited and lender criteria can be stricter. Your existing lender’s product-transfer range may be worth checking alongside the wider market.
Does a higher property valuation help my LTV?
Yes. If your mortgage balance stays the same and the lender accepts a higher property value, your LTV falls. However, the lender’s valuation, not your preferred estimate, is what matters for the application.
Should I pay a lump sum before remortgaging?
It can help if the payment moves you into a lower LTV band, but check early repayment charges and keep enough cash for emergencies. Compare the potential mortgage saving with the value of retaining that money elsewhere.
Final thoughts
High LTV does not automatically prevent you from remortgaging. It does mean that equity, valuation and affordability deserve closer attention. Work out your true LTV, check whether a modest balance reduction could move you into a lower band, compare your current lender’s product-transfer choices with the wider market, and include all fees in the calculation. If your equity is very limited or your circumstances have changed significantly, regulated mortgage advice can help you identify which options are realistically available.