How Does a Lump Sum Lifetime Mortgage Work for Over 60s in the UK?

Suited for those needing substantial funds upfront, a lump sum lifetime mortgage provides a one-time equity release, ideal for large expenses. Although it's straightforward, you should always consider the long-term interest.
  • Last Updated: 17 May 2024
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Francis Hui
What Is a Lump Sum Lifetime Mortgage? Discover the 6 Benefits and 6 Negatives of a Lump-Sum Lifetime Mortgage. Find Out More in This Ultimate Guide.
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Key Takeaways…

  • A lump sum lifetime mortgage lets you receive a one-time, tax-free amount secured against your home’s value, repayable from your property’s sale proceeds once sold, or after your death.
  • To qualify, you must be at least 55 years old and own a UK property meeting specific value criteria.
  • Benefits include accessing a significant cash sum without losing ownership of your home, though it may reduce your estate’s value and impact benefits eligibility.

Are you considering a lump sum lifetime mortgage, but are unsure if it is right for you?

In Q1 of 2023, just under half of new equity release customers opted for lump-sum lifetime mortgages.1

Does this mean it is a retirement option you should consider? 

In This Article, You Will Discover:

    What Is a Lump Sum Lifetime Mortgage and How Does It Work?

    A lump sum lifetime mortgage allows homeowners to access equity in their property as a single cash amount.

    What Exactly Is a Lump Sum Lifetime Mortgage?

    A lump sum lifetime mortgage is a type of equity release scheme that enables homeowners aged 55 or over to unlock the value tied up in their property, providing access to a tax-free cash lump sum.

    This financial product is designed for those who own their property outright or have little to no mortgage against it, and it is particularly suited for properties in the UK worth at least £70,000, in good condition, and built with standard materials.

    With a lump sum lifetime mortgage, you borrow a fixed amount against the value of your home.

    There is no requirement for monthly repayments, as the loan plus accumulated interest is repaid when the property is sold.

    This typically occurs upon the borrower’s death or when moving into long-term care.

    The interest accumulates over time and is accrued into the loan, making it crucial for potential borrowers to understand the long-term implications on their estate’s value.

    This mortgage option is popular among those needing a considerable amount of money upfront, possibly for home improvements, helping family members, or funding a significant event.

    Given the significant impact this can have on the value of your estate and potential inheritance, it is essential to seek professional advice before committing to a lump sum lifetime mortgage.

    Eligibility for this type of mortgage may vary between lenders, but generally, you need to meet the following criteria:

    • Be at least 55 years old.
    • Be the sole owner of your property or own it with one other person.
    • Have little or no mortgage against your property.
    • Ensure your property is in the UK, worth at least £70,000, in good condition, and built with standard materials.

    Our team at Every Investor has conducted detailed research on lump-sum lifetime mortgages to ensure you can safely explore this popular equity release option.

    Discover how much tax-free cash you can access with a lump sum lifetime mortgage.

    How Do Lifetime Mortgages Work with a Lump Sum Option?

    A lump-sum lifetime mortgage works by allowing you to borrow money against your property.

    The equity release lender pays over a tax-free cash amount as a single lump sum, and you are not obligated to make any repayments towards the loan or interest accrued during your lifetime.

    In addition

    You are allowed to remain in your home for the rest of your life or until you move into long-term care. 

    Note that if you opt not to make any repayments towards the loan, the interest will compound over time and increase your debt significantly. 

    As per the latest Equity Release Council standard, all new lifetime mortgages offered by it’s members must provide borrowers the opportunity to make voluntary, penalty-free repayments during their lifetime. 2

    The limits of such repayments may vary between lenders and, as such, it is important to carefully consider your plan’s terms and conditions. 

    How Can You Obtain a Lump Sum Lifetime Mortgage for Over 60s?

    You take out a lump-sum lifetime mortgage with the help of an equity release advisor or broker.

    Every equity release customer must first access qualified independent advice before applying for a lump-sum lifetime mortgage.3

    Your qualified equity release advisor or broker must be a member of the Equity Release Council (ERC)4 and be authorised and regulated in the UK by the Financial Conduct Authority (FCA).5

    What Is the Timeline to Secure a Lump Sum Lifetime Mortgage?

    Arranging a lump-sum lifetime mortgage typically takes between eight and twelve weeks.


    Whilst the time it takes to release equity varies from lender to lender, it may also be affected by the complexity of your circumstances and not having all the documents required by the financial services provider.

    An equity release advisor or broker will help you through the process and ensure a smooth application.

    How Much Can I Borrow with a Lump Sum Lifetime Mortgage?

    How much you can borrow on a lump-sum mortgage depends on your personal circumstances, but for reference purposes, in Q1 of 2023 the average new lump-sum lifetime mortgage was £102,405.6 

    There are also limits to how much you can borrow on a lump-sum lifetime mortgage.

    In general, lenders will allow you to borrow between 20% to 60% of your property’s value, with the percentage increasing the older you are. 

    For example, at age 65, you may be able to borrow 25% of your home’s value, while at age 85, you could potentially borrow 50% or more.*

    Given the variability in provider policies and personal circumstances, consulting with a financial advisor or mortgage broker for current, tailored advice is crucial.

    * These figures are for indicative purposes only. 

    Why Should You Consider a Lump Sum Equity Release in Your 60s?

    In your 60s, a lump sum equity release can provide financial flexibility and enhance your retirement lifestyle.

    Why Opt for a Lump Sum Equity Release in Your 60s?

    You may choose to obtain a lump-sum lifetime mortgage if you need extra cash for the following reasons:

    • To repay your existing standard mortgage.
    • To renovate your home.
    • To pay off unsecured debt like a credit card or a personal loan.
    • To go on holiday.
    • To fund your hobbies and leisure activities.
    • To give your family an early inheritance.
    • To help younger family members buy property.
    • To help your children or grandchildren pay for further education.
    • To meet rising costs of living and energy expenses.

    Whatever your reason, opting for a lump-sum lifetime mortgage must be carefully considered with the help of an equity release advisor or broker.

    It is vital to consider your current financial situation and your future goals.

    Is Opting for a Lump Sum Lifetime Mortgage a Wise Choice?

    Whether a lump-sum lifetime mortgage is a good idea depends on your circumstances and whether it meets your retirement goals.

    Make sure you fully understand the implications of taking out an equity release plan and how it could impact any inheritance you want to leave your family and your eligibility for means-tested benefits.

    Bear in mind that many providers allow you to protect a portion of the value of your property with an inheritance protection guarantee.

    How Does Drawdown Equity Release Compare to Lump Sum Options?

    Drawdown equity release offers a flexible approach, allowing funds withdrawal as needed, unlike the lump sum’s one-off payment.

    What Is Drawdown Equity Release and How Does It Differ from Lump Sum Options?

    Drawdown equity release is a financial arrangement allowing homeowners to access their property’s value in smaller, flexible amounts as opposed to receiving a single lump sum.

    Unlike lump sum options, where the full loan amount is disbursed at the outset, drawdown allows individuals to withdraw funds as needed, potentially reducing the interest accumulated over time.

    This flexibility suits those who wish to manage their cash flow efficiently while minimising their debt.

    The interest is only charged on the amount withdrawn, not on the reserve, making it a cost-effective choice for some homeowners compared to the lump sum equity release, where interest accrues on the total amount from the outset.

    What Are Equity Release Lifetime Mortgages and How Do They Work?

    Equity release lifetime mortgages are long-term loans secured against a homeowner’s property, enabling individuals, typically over the age of 55, to unlock the value of their homes whilst continuing to reside in them.

    The borrower receives a tax-free lump sum or regular payments, with the loan and accrued interest repaid when the property is sold, usually when the borrower moves into long-term care or passes away.

    Interest compounds over the loan’s duration, increasing the amount to be repaid, although some plans allow for interest payments to prevent this.

    No monthly repayments are required, and the ‘no negative equity guarantee’ ensures borrowers never owe more than their home’s value.

    What Occurs When Your Lump Sum Lifetime Mortgage Reaches It’s Term?

    Upon the term’s end or homeowner’s passing, the property is sold to repay the lump sum lifetime mortgage.

    End of Life Mortgage: What Occurs When Your Lump Sum Mortgage Ends?

    At the end of a lump-sum lifetime mortgage, your property will be sold to recoup the loan.

    Your plan usually ends when you pass away or move out of your property into long-term care.

    Any profits left over after your lump-sum lifetime mortgage has been settled will be added to your estate and distributed to your beneficiaries.

    Is Repaying a Lump Sum Lifetime Mortgage Possible?

    Yes, you can repay a lump-sum lifetime mortgage, but you may incur early repayment penalties.

    As previously mentioned, thanks to the ERC’s product standards, lifetime mortgage consumers are guaranteed the right to make penalty-free repayments of up to 10% per annum on the capital and interest. 7

    What Happens to Your Lump Sum Lifetime Mortgage at the End of Your Life?

    Upon the borrower’s passing or move into long-term care, a lump sum lifetime mortgage becomes due for repayment.

    The property is usually sold, and the proceeds are used to repay the mortgage and any accumulated interest.

    Any remaining funds are then passed on to the borrower’s estate or beneficiaries.

    The ‘no negative equity guarantee’ ensures that the repayment amount will never exceed the property’s sale value, protecting the borrower’s estate from any additional financial burden.

    Should the beneficiaries wish to retain the property, they must settle the debt through other means, typically by paying off the mortgage balance or refinancing the loan.

    What Should You Know About Interest Rates on Lump Sum Lifetime Mortgages?

    Understanding the interest rates and their calculation is crucial for assessing the cost of a lump sum lifetime mortgage.

    Interest Rates and Lump Sum Lifetime Mortgages Explained

    Like most equity release loans, lump-sum lifetime mortgages have set interest rates.

    These interest rates vary greatly depending on several factors, including the lender’s policies, your age, the value of your home, and the overall market conditions.

    Most lifetime mortgages offer a fixed interest rate for the life of the loan, while others may have variable rates.

    As always, because of the potential for the debt to grow over time and the complexities of these products, it is recommended to obtain financial advice before taking out a lifetime mortgage.

    You can use our free lump-sum lifetime mortgage calculator here to estimate how much you can access. 

    What Interest Rates to Expect on Lump Sum Lifetime Mortgages?

    The amount of interest you pay on a lump-sum lifetime mortgage depends on the following:

    • The base interest rate set by the Bank of England.8
    • The rate set by your mortgage provider.
    • Your health circumstances, in the case of an enhanced lifetime mortgage.

    Understanding Interest Calculation on Lump Sum Lifetime Mortgages

    Interest on a lump-sum lifetime mortgage is calculated by considering your specific financial and health circumstances.

    Remember that a lump-sum lifetime mortgage is a highly personalised product that requires a thorough assessment of all the information you provide your broker and equity release lenders.


    If you do not make monthly payments toward your lump-sum lifetime mortgage, interest accrues, and compounds.

    Compound interest can quickly increase your equity release loan, reducing the value available in your property for future use.

    Are Interest Rates Fixed for Lump Sum Lifetime Mortgages?

    Yes, the interest rate on a lump-sum lifetime mortgage is typically fixed for life.

    If your mortgage’s interest rate is variable, the ERC requires that it be capped for the duration of the loan.9

    What Is the Usual Interest Rate for a Lump Sum Lifetime Mortgage?

    A typical rate for a lump-sum lifetime mortgage will be higher than that of a standard mortgage.10

    Try our free calculator to find the best lump-sum lifetime mortgage rates and access offers from leading lifetime mortgage providers in the UK.

    How Safe Are Lump Sum Lifetime Mortgages for Over 60s?

    Yes, a lump-sum lifetime mortgage is generally safe as long as you, your equity advisor and the lender comply with all the rules and regulations set by the ERC and the FCA.

    If you conduct thorough research, discuss your findings with your loved ones, and consult a qualified equity release advisor, you will be well prepared to release equity safely with a lump-sum lifetime mortgage. 

    Which Are the Best Lump Sum Lifetime Mortgage Providers for Over 60s?

    The best providers offer competitive rates, flexible terms, and tailored services for those over 60.

    Best Mortgages for Over 60s: Top Lump Sum Lifetime Mortgage Providers

    The best lump-sum lifetime mortgage provider can be found amongst the members of the ERC and those authorised and regulated in the UK by the FCA.

    In addition, such an equity release provider’s lump-sum products meet all ERC standards:11

    • Fixed interest rate or capped variable interest for life
    • Lifetime tenure
    • No Negative Equity Guarantee12
    • Penalty-free repayment

    What Criteria Define the Best Mortgages for Individuals Over 60?

    The best mortgages for individuals over 60 are characterised by features that cater to the unique financial situations of older borrowers.

    These include competitive interest rates, flexibility in terms of repayment options, and the ability to borrow a significant portion of the home’s value.

    Additionally, favourable mortgages offer the possibility to make ad-hoc repayments without hefty penalties, a clear no negative equity guarantee, and accessibility to advice and counsel.

    Lenders who provide these mortgages typically consider the borrower’s age, health, property value, and personal financial circumstances to tailor the mortgage product to their needs, ensuring sustainability and peace of mind in their retirement years.

    How Can Lifetime Mortgages Facilitate Buying a New House?

    Lifetime mortgages can fund new house purchases, allowing seniors to relocate or downsize without regular repayments.

    How Can You Use a Lifetime Mortgage to Buy a House?

    Using a lifetime mortgage to buy a house allows older individuals to purchase a new property without the typical monthly mortgage repayments.

    This financial tool is particularly appealing to those looking to downsize, relocate, or acquire a more suitable home for their retirement years.

    The amount borrowed through the lifetime mortgage contributes towards the purchase of the new property, with the loan and accumulated interest repaid from the sale proceeds of the home, typically when the borrower passes away or moves into long-term care.

    This method provides a pathway to adjust living arrangements in later life while leveraging the equity built up in a previous property.

    What Are the Benefits and Pitfalls of a Lump-Sum Lifetime Mortgage?

    Lump-sum lifetime mortgages offer considerable benefits; however, like all equity release products, they also present some pitfalls.

    The benefits of a lump-sum lifetime mortgage include the following…

    • Tax-free cash to use as you please.
    • You can remain in your home for life.
    • No required payments during the life of the mortgage.

    You should also be aware of some of the potential pitfalls of lump-sum lifetime mortgages…

    • Your beneficiaries will receive a reduced inheritance.
    • If you place your lump sum in a savings account, the interest generated may be taxable.
    • Interest will compound if you do not make any payments toward your equity release loan.

    You must review the risks posed by a lump-sum lifetime mortgage with your advisor to ensure it is right for you.

    Is a Lump-Sum Lifetime Mortgage Right for You?

    Whether a lump-sum lifetime mortgage is right for you depends on numerous factors – some of which we have discussed above.

    Lump-sum lifetime mortgages are just one of the options available to finance your retirement.

    You can look at other equity release variants such as home reversions or drawdown lifetime mortgages, or alternatives such as retirement interest-only mortgages or downsizing.

    Common Questions

    How Long Does a Lump-Sum Lifetime Mortgage Offer Last?

    Can You Be Refused a Lump-Sum Lifetime Mortgage?

    Can You Extend a Lump-Sum Lifetime Mortgage?

    Can You Transfer a Lump-Sum Lifetime Mortgage to a New Property?

    Do You Need a Good Credit Score to Receive a Lump-Sum Lifetime Mortgage?

    Can You Repay a Lump-Sum Lifetime Mortgage Early?

    Are Lump-Sum Lifetime Mortgages Popular?

    What is Best: Equity Release or Lump-Sum Lifetime Mortgage?

    Is There an Alternative to a Lump-Sum Lifetime Mortgage?

    What is the Best Age to Take Out a Lump-Sum Lifetime Mortgage?

    What is a Lump-Sum Lifetime Mortgage for Over 60s?

    Can I Buy a House With a Lump-Sum Lifetime Mortgage?

    Can I Sell My House With a Lump-Sum Lifetime Mortgage?

    Can You Lose Your House With a Lump-Sum Lifetime Mortgage?

    Do You Pay Tax on a Lump-Sum Lifetime Mortgage?

    Does a Lump-Sum Lifetime Mortgage Affect Benefits?

    What Happens if a Person Passes Away Before Their Lump-Sum Lifetime Mortgage Is Paid Off?

    Which Banks Offer Lump-Sum Lifetime Mortgages?

    Does Nationwide Offer Lump-Sum Lifetime Mortgages?

    What Is a Lump Sum Lifetime Mortgage?

    How Does a Lump Sum Lifetime Mortgage Work in the UK?

    What Are the Advantages and Disadvantages of a Lump Sum Lifetime Mortgage?

    Who Is Eligible for a Lump Sum Lifetime Mortgage in the UK?

    How Do I Repay a Lump Sum Lifetime Mortgage?

    In Conclusion

    Lump-sum equity release mortgages can help you manage rising costs of living and estate planning, help you enjoy your retirement, and ensure a secure future for your loved ones.

    Now that you know what a lump-sum lifetime mortgage is and how you can get one safely, it is time to discuss your options with your family and a qualified independent advisor or broker who can talk you through all your options.

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