The ULTIMATE GUIDE to Lifetime Mortgages in 2024

Are You Considering a Lifetime Mortgage for Your Retirement? Understand the Costs Involved and the Types of Lifetime Mortgages You Can Choose From. Here Is What You Need to Know to Unlock the Potential of Your Home Equity With a Suitable Lifetime Mortgage.
  • Last Updated: 07 Feb 2024
  • Fact Checked
  • Our team recently fact checked this article for accuracy. However, things do change, so please do your own research.


Francis Hui

Key Takeaways

  • A lifetime mortgage in the UK is a long-term loan secured against your property, which doesn't need to be repaid until you move into long-term care or pass away.
  • It works by providing you with funds that you can choose to take as a lump sum or in smaller amounts, with the loan amount and accrued interest payable upon your death or when you move into long-term care.
  • Key advantages include access to a tax-free cash lump sum, with the potential to boost retirement income, while major drawbacks can include the impact on your entitlement to means-tested benefits and reduction of inheritance for your heirs.
  • With it, you retain ownership of your home and typically won't lose it, unless you breach the contract terms, such as by not maintaining the property or moving into long-term care prematurely.
  • A lifetime mortgage can be a good idea for retirement if you need a cash boost and don't mind reducing your estate's value, but it's important to consider other options as well and seek professional advice before proceeding.

Are you considering unlocking your home's potential with a lifetime mortgage

An equity release lifetime mortgage is one of the distinctive types of equity release mortgages that may be your ticket to managing your finances in your golden years. 

Did you know that a whopping £6.2bln was borrowed through equity release plans in 2022 alone?1

In This Article, You Will Discover:

    In this article, the Every Investor team will guide you through the world of lifetime mortgages.

    Our goal is to provide an easy-to-understand look at how lifetime mortgages work, what the benefits and risks are, and how to work out whether this type of loan could be right for you.

    At Every Investor, we are committed to maintaining the highest standards of accuracy and comprehensiveness. Our researchers rely on multiple trusted sources, including government databases, reputable financial institutions, and official industry reports, spending hundreds of hours analysing the latest equity release news. 

    Our editorial team fact-checks, proof-reads, and quality-checks our content to keep it current and relevant.

    The complexities of lifetime mortgages and how a loan like this may be used to access home equity.

    What Is a Lifetime Mortgage?

    A lifetime mortgage is a long-term loan secured against your property where the value of the property is used to generate a lump sum or regular income.

    Unlike regular mortgages, you don’t make monthly repayments. Instead, the interest is added to the loan amount, which is then repaid when you die or move into long-term care.

    It's a form of equity release, allowing homeowners, usually over 55, to unlock the wealth tied up in their property while continuing to live in it.

    To understand how a lifetime mortgage works, let's consider its two main types: interest roll-up and interest-paying.

    In an interest roll-up mortgage, you receive a lump sum or smaller regular amounts and the interest is added to the loan. This significantly increases the amount you owe over time.

    With an interest-paying mortgage, you pay some or all of the interest regularly, so the amount you owe is less.

    Both types are repaid from the sale of your home when you pass away or move into care. Keep in mind each has its benefits and risks, so it's crucial to seek professional financial advice before proceeding.

    Looking More Closely at the Definition of Lifetime Mortgage

    A lifetime mortgage is a type of loan available to homeowners in the UK who are over the age of 55. 

    You can release a portion of your home's equity with a lifetime mortgage without selling or making payments (unless you choose to repay part of the loan or interest). 

    Instead of mandatory monthly repayments, the loan and interest are typically repaid using the proceeds from the sale of your home when you move into long-term care or after your death. 

    A lifetime mortgage provides a method to access cash from your home's equity, but it is essential to consider the potential impact a loan like this could have on the inheritance you are able to leave and on any means-tested benefits you may receive.

    How Do Lifetime Mortgages Work in the UK?

    A lifetime mortgage in the UK works by letting you release a percentage of the equity tied up in your home without having to move out. 

    With a lifetime mortgage, you continue to own and live in your home.

    You take out a loan secured on your property, with the loan amount and any accrued interest repaid when you either pass away or move into long-term care. 

    How much can I borrow?

    Your age and the value of your home will determine how much you can borrow. 

    You will usually be able to borrow more money if you are older and your property’s worth more. 

    A lifetime mortgage calculator can help you determine how much you qualify for.


    Taking out a lifetime mortgage is a significant decision that can have substantial financial consequences, including higher interest rates and potentially reducing the amount of money you can leave to your beneficiaries. 

    Always consult with a financial advisor before proceeding.

    Exploring the Types of Lifetime Mortgages Available for Pensioners

    The different lifetime mortgage types are typically divided into four categories: lump sum, drawdown, interest-only, and enhanced lifetime mortgages.

    Lump Sum Lifetime Mortgages Explained

    A lump sum lifetime mortgage is relatively straightforward. 

    You borrow a fixed amount of money against the value of your home, and the loan plus any accrued interest is paid back when your home is sold, usually when you pass away or move into long-term care.

    Understanding Drawdown Lifetime Mortgages

    Drawdown lifetime mortgages, on the other hand, provide more flexibility. 

    Instead of receiving all the money upfront, you take an initial amount and then 'drawdown' further amounts as and when you need them. 

    This can be cost-effective, as you only pay interest on the money you have actually taken.

    Interest-Only Lifetime Mortgages: How They Work

    With an interest-only lifetime mortgage, you pay off the interest on a monthly basis, which means the loan amount does not increase over time. 

    The original loan is then repaid once your home is sold. 

    This type can be a good option if you have a regular income and want to keep the final repayment in check.

    Enhanced Lifetime Mortgages: What You Need to Know

    Finally, there is the enhanced or 'ill-health' lifetime mortgage. 

    These are designed for homeowners with certain health conditions or lifestyle factors, as a lower life expectancy could allow for borrowing more money or securing a lower interest rate than standard lifetime mortgages would cater for.

    Take note:

    It is important to remember that the suitability of these options depends on your personal circumstances, and you should always seek independent advice before making a decision.

    Flexible Lifetime Mortgages and How They Offer More Flexibility

    Flexible lifetime mortgages provide you with the ability to withdraw funds as needed up to a maximum limit agreed upon at the outset.

    This type of mortgage offers more flexibility compared to a lump sum option because you can access the money when required, potentially reducing the amount of interest that accumulates over time since interest is only charged on the amount you actually withdraw.

    Current Rates for Lifetime Mortgages in the UK

    Lifetime mortgage interest rates are key factors in calculating loan costs over time and may vary among different lenders and mortgage types. 

    Some things to keep in mind about lifetime mortgage rates:

    • Typically, rates are higher than those of regular mortgages because of the long-term nature of the loan and the fact that you may not make any repayments for many years. 
    • Rates can be either fixed or variable, but most lifetime mortgages have a fixed rate so you know exactly what the loan will cost over time. 
    • Because the interest will be rolled up, the amount you owe can grow quickly, even with a relatively low rate. 

    We strongly suggest seeking independent advice to ensure you fully understand the implications of these rates.

    How Do Loan-to-Value Ratios Impact the Amount You Can Borrow With a Lifetime Mortgage?

    The loan-to-value (LTV) ratio in a lifetime mortgage determines how much you can borrow based on the value of your home and your age.

    Generally, the older you are, the higher the percentage of your home's value you can borrow.

    This ratio is crucial as it ensures that the amount borrowed is proportionate to the equity you hold in your property, influencing the total amount you can release.

    What Is the Difference Between Lifetime Mortgages and Other Equity Release Schemes?

    Lifetime mortgages are a type of equity release that allows you to borrow against the value of your home while retaining ownership.

    The key difference from other equity release schemes, like home reversion plans, is that with a lifetime mortgage, you do not sell a portion of your home.

    Instead, you take out a loan secured against your property, which is repaid when your home is eventually sold, usually upon your death or moving into long-term care.

    Pros of Choosing a Lifetime Mortgage Scheme

    The advantages of lifetime mortgages include the fact that you will retain ownership of your home whilst benefitting from it's value.

    Some potential benefits of lifetime mortgages:

    • Access to tax-free funds: A lifetime mortgage can provide you with a lump sum or a series of smaller payments that will not be taxed, as this money will be a loan and not income.
    • No repayments required: You do not need to make any repayments during your lifetime, which can help you manage your finances and maintain your standard of living.
    • No Negative Equity Guarantee: Most lifetime mortgages in the UK come with a "No Negative Equity Guarantee," which means that you or your estate will never owe more than the value of your home when it is sold.
    • Option to remain in your home: You can continue to live in your home for as long as you want, and the loan and accumulated interest will only be repaid when you die or move into long-term care.

    Cons and Considerations of Lifetime Mortgages

    The disadvantages of lifetime mortgages are not to be overlooked, despite the enticing benefits. 

    Some of the potential drawbacks to lifetime mortgages:

    • High interest rates: Interest rates for lifetime mortgages tend to be higher than standard mortgage rates, and interest will compound over time if you do not make repayments, which will increase the total amount owed.
    • Reduced inheritance: Taking out a lifetime mortgage will reduce the amount of equity you have in your home, which will impact the amount you can leave to your beneficiaries.
    • Impact on benefits: Receiving a lump sum or drawdown payments from a lifetime mortgage can affect your eligibility for means-tested benefits such as the Pension Credit or Council Tax Reduction.
    • Early Repayment Charges: if you choose to repay the loan earlier than agreed, you could face substantial early repayment charges.

    It is essential to weigh these potential drawbacks against the benefits before deciding if a lifetime mortgage is right for you.

    The Step-by-Step Lifetime Mortgage Process Explained

    The lifetime mortgage process involves four steps: determining eligibility, completing an application, obtaining a home valuation and loan approval, and receiving the funds. 

    Outline of the lifetime mortgage process:

    • Finding out if you are eligible: You generally need to be over 55 and own the property that needs to be your main residence, but different lenders may have their own specific requirements. 
    • Getting advice and applying, which involves speaking to a qualified equity release broker or advisor, filling in forms, and providing some details about your property and financial situation. 
    • Having your home valued so your provider can determine how much you can borrow. (The lender will also consider your age and the condition of your health.) 
    • Receiving the money, either as a lump sum or smaller payments or as a combination of both. 

    Be patient—this process may take several weeks!

    Top Lifetime Mortgage Providers in the UK

    The best lifetime mortgage providers in the UK are varied, with a range of companies offering different types of plans to suit your needs. 

    These providers include well-known high-street banks, specialist lenders, and insurance companies. 

    Some of the leading players in the market include Aviva, Legal & General, and More2Life. 


    Each provider offers different products with varying interest rates, loan-to-value ratios, and terms and conditions, so it is essential to shop around and compare your options. 

    The Equity Release Council's strict code of conduct, and the UK regulatory regime policed by the Financial Conduct Authority (FCA), protects consumers, so look for providers who are members and authorised and regulated respectively.

    Legal & General

    Legal & General offers lump sum and drawdown lifetime mortgage plans, and the Optional Payment Lifetime Mortgage gives clients the ability to repay some or all of the interest.  


    Aviva, one of the UK's largest providers, offers lump sum and drawdown lifetime mortgages, with features like the ability to make voluntary repayments. 

    Aviva places a strong emphasis on customer flexibility, as evidenced by the fact that customers automatically qualify for downsizing protection after three years.


    More2Life offers a range of lifetime mortgage products, including options that include inheritance or downsizing protection or the ability to make voluntary payments to manage the loan balance. 

    This provider also offers tailored plans for individuals with certain medical conditions.

    Canada Life

    Canada Life provides a variety of lifetime mortgage solutions, including lump sum, and drawdown options with downsizing protection and the potential addition of inheritance protection.


    LV= (Liverpool Victoria) offers flexible lifetime mortgages allowing lump sum disbursements and smaller withdrawals.

    Just Retirement

    Just Retirement specialises in offering a range of competitive lifetime mortgages that include drawdown and lump sum options.

    Pure Retirement

    Pure Retirement offers a suite of lifetime mortgage products including lump sum and drawdown options. 

    Standard Life

    Standard Life provides lump sum and drawdown lifetime mortgages that include downsizing protection to clients who own homes worth at least £99,000.

    Nationwide Building Society

    Nationwide Building Society no longer offers new lifetime mortgages, but existing plan-holders may switch or borrow more.

    Choosing the Best Lifetime Mortgage Provider: A Comprehensive Guide

    To choose the best lifetime mortgage provider, you could use our quick checklist as a starting point before comparing providers in more detail. 

    The necessary steps:

    1. Assess your individual needs and circumstances. This includes the amount of money you wish to release, how you want to receive it, and whether you want the flexibility to make repayments. 
    2. Research different providers to see what they offer: Look at their interest rates, loan-to-value ratios, and any additional features or benefits. 
    3. Check which providers are members of the Equity Release Council, to guarantee that they meet stringent conduct requirements. 
    4. Consider the provider’s reputation too, looking at reviews or ratings.
    5. Ensure that the provider is authorised and regulated in the UK by the Financial Conduct Authority (FCA). 

    Once you have narrowed things down to a few providers you prefer, there are some essential criteria you can use to compare these providers. 

    Understanding UK Regulations on Lifetime Mortgages

    Regulation of lifetime mortgages in the UK is overseen by the Financial Conduct Authority (FCA) and the Equity Release Council (ERC). 

    The FCA establishes rules and guidelines to ensure provider compliance2, while the ERC advocates for high standards of conduct among providers and guarantees No Negative Equity for consumers.3

    Assessing if a Lifetime Mortgage Is Suitable for You

    Whether a lifetime mortgage is right for you depends on your financial goals, risk tolerance, and personal circumstances. 

    It is important to speak to a qualified adviser who can help you understand the product's costs, benefits, and risks and determine whether it aligns with your needs and objectives. 

    A lifetime mortgage provides a method to access cash from your home equity, but it is important to consider the potential impact on your inheritance, means-tested benefits, and overall financial situation before making a decision.

    This article is intended to provide general information about lifetime mortgages and is not to be construed as financial advice. Always seek professional advice before making any financial decisions.

    Can You Use a Lifetime Mortgage to Purchase a New Home?

    Yes, you can use a lifetime mortgage to purchase a new home through a product known as a "Lifetime Mortgage for Purchase."

    This allows you to move to a new property while releasing equity from your home in one transaction, providing a solution for downsizing or relocating without the traditional mortgage repayment schedule.

    Predicting the Future of Lifetime Mortgages in the UK

    The future of lifetime mortgages in the UK looks promising despite the effects of recent rate rises, with an ageing population contributing to a growing demand for equity release products.4 

    The higher rates available at the moment may be discouraging some homeowners from taking out a lifetime mortgage, but data from Key suggest an increase in plans taken out in April and May 2023 as lifetime mortgage rates started to fall.5

    Lifetime Mortgage Trends and Predictions for the Future

    Trends and predictions identified and made by lifetime mortgage experts suggest a rise in product flexibility and diversity to meet a wider range of consumer needs.6 

    There is also an increased emphasis on clearer, more comprehensive communication to enhance consumer understanding and trust, as evidenced by the ERC’s new guidelines on client communication.7

    Latest Innovations in the Lifetime Mortgage Market

    Innovations and developments in the market are focusing on increasing transparency8, personalisation9, and digitalisation.10 

    This includes tools for comparing products, personalised customer journeys, and more interactive, user-friendly digital platforms for applications and customer service.

    Implications of Lifetime Mortgages for Consumers

    While lifetime mortgages are trending towards increased product flexibility and diversity, the corresponding rise in complexity for consumers is often overlooked, though the Equity Release Council has encouraged providers to adopt standardised ways of posting product fees.11

    With so many choices on the market, it is more important than ever for homeowners to make sure they fully understand all their options and the implications when it comes to certain product features. 

    For instance, ringfencing a portion of your available equity to benefit from an Inheritance Protection guarantee will mean you will not be able to borrow a certain percentage that may otherwise have been available to you. 

    Exploring Alternatives to Lifetime Mortgages

    There are several alternatives to lifetime mortgages that may be more appropriate depending on your individual circumstances. 

    Some options:

    • Downsizing: Sell your home and buy a smaller property to release equity, which may be a more cost-effective option than taking out a lifetime mortgage.
    • Savings and investments: You may be able to use other savings or investments to obtain funds instead of taking out a loan.
    • Family assistance: If your family can provide financial aid, it may be a more affordable and flexible alternative to a lifetime mortgage.

    It is important to speak to a qualified financial advisor who can help you understand the pros and cons of each option and determine which is most appropriate for your individual circumstances.

    Lifetime Mortgage FAQs: Answering Your Questions

    Can I Get a Lifetime Mortgage with an Existing Mortgage?

    How Do You Repay a Lifetime Mortgage?

    Is It Possible to Move Home With a Lifetime Mortgage?

    What Happens to a Lifetime Mortgage When I Die or Go Into Long-Term Care?

    Are Lifetime Mortgages in the UK Regulated?

    Which High Street Banks Offer the Best Lifetime Mortgages?

    What Is a Lifetime Mortgage in the UK?

    How Does a Lifetime Mortgage Work?

    What Are the Pros and Cons of a Lifetime Mortgage?

    Can You Lose Your Home with a Lifetime Mortgage?

    Is a Lifetime Mortgage a Good Idea for Retirement?

    Is a Lifetime Mortgage a Wise Choice for Your Retirement Finances?

    Deciding if a lifetime mortgage is a wise choice for your retirement finances depends on your individual circumstances, financial needs, and goals for retirement.

    It can provide a flexible way to access the equity in your home, offering financial relief or the means to enjoy your retirement years more fully.

    However, it's important to consider the long-term impact on the value of your estate and potential inheritance, consulting with a financial advisor to ensure it aligns with your overall retirement planning strategy.

    Concluding Thoughts on Lifetime Mortgages in the UK

    A lifetime mortgage may be a suitable choice for homeowners considering using their property equity for financial needs. 

    When selecting a lifetime mortgage provider, it is crucial to consider factors such as interest rates, fees, product flexibility, and customer service, and seek independent financial advice.

    Comparing rates and fees among providers can help identify the most cost-effective option. 

    Additionally, it is important to be aware of how a lifetime mortgage is repaid, the possibility of moving home with the mortgage, and the regulatory framework provided by the Financial Conduct Authority. 

    By carefully considering these factors, homeowners may make an informed decision and find a lifetime mortgage that suits their individual circumstances, potentially helping them achieve their financial goals in retirement.

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