This page is for information purposes only and does not constitute regulated mortgage advice.
No fee is charged for the initial consultation.
This is not a personal recommendation. Regulated mortgage advice is provided only after a full assessment of your circumstances. Subject to status and lender criteria.
In limited circumstances, it may be possible to obtain a mortgage with a very small deposit through a small number of specialist routes. These include track record mortgages that use rental payment history instead of a saved deposit, deposit boost schemes where a lender or family member contributes additional funds, family springboard products where a relative's savings act as security, and products marketed as 1% deposit mortgages, available in limited circumstances often involving additional security. These are not standard mortgage products. Availability is restricted, criteria are strict, and they are not suitable for all situations.
Availability depends on individual circumstances and lender criteria. These products carry higher rates and greater risk than standard deposit mortgages.
At the time of writing, only a very small number of lenders offer products of this type, and availability may change or be withdrawn without notice.
Rental payment history used instead of a saved deposit. Available from a very small number of lenders. First-time buyers in rented accommodation are the primary target. Strict criteria and limited availability.
Products marketed as 1% deposit mortgages may be available in limited circumstances, often involving additional security such as family support or linked arrangements. Not widely available. Higher rates than standard products.
A family member places savings into a linked account as security. Buyer may purchase with a reduced or no cash deposit. Savings may be returned after a set period if payments are maintained, subject to lender conditions.
A lender or family member contributes additional funds to increase the effective deposit. Structure varies by lender. Each provider has different documentation requirements and eligibility criteria.
A mortgage at 99% loan-to-value requires just 1% from the buyer. Available from a very small number of specialist lenders. Rates reflect the higher risk of lending at this level. Not available from mainstream lenders.
All ultra-low deposit products involve higher rates, larger loan amounts, and a greater risk of negative equity than standard mortgages. They are not equivalent to saving a larger deposit and are not suitable for all situations.
The most common profile for track record and ultra-low deposit mortgages is a first-time buyer in their late twenties or early thirties with a solid income, a good rental payment record, and very little in savings because rent has consumed most of their disposable income throughout their renting years.
If this describes your situation, the relevant question is not what you have saved but what your rental payment record looks like. A lender offering a track record product will assess your history of paying rent on time as the primary indicator of ability to service a mortgage.
Availability is very limited and criteria are strict. A full assessment of your circumstances is needed to determine whether any of these routes may be available to you.
If you have a family member who is willing to help but cannot gift a full deposit, family-assisted ultra-low deposit products may be options to consider following a full assessment. The family member does not need to give the money away. In springboard and linked savings arrangements, the family member's money is held as security and may be returned after the scheme period if payments are maintained.
In most springboard arrangements, the family member does not go on the mortgage or the property title. Their savings act as additional security to enable the lender to accept the application at a lower LTV than they would otherwise consider.
These arrangements require careful documentation and both parties should understand the commitment before proceeding. Availability depends on the specific lender and individual circumstances.
With a 1% deposit you begin with very little equity. A modest fall in property value could put you into negative equity, where you owe more than the property is worth. This creates difficulties if you need to sell or remortgage before building equity. Rates at 99% LTV are typically significantly higher than standard mortgage rates, increasing monthly payments and the total amount repaid. These products should be considered carefully against the alternative of saving a larger deposit. Independent financial advice is recommended before proceeding.
Been renting and unable to save? If your rental payment history is consistent, a track record mortgage may be one of the options considered following a full assessment of your circumstances.
Speak to an adviser| Route | Cash deposit needed | Family involvement | Key requirement | Availability |
|---|---|---|---|---|
| Track record mortgage | No cash deposit typically required | Not required | 12+ months rental history | Very limited lenders |
| 1% deposit mortgage | 1% from buyer | Often required | Family guarantee or boost | Small number of lenders |
| Family springboard | None or reduced | Yes: savings as security | Family savings in linked account | Select lenders only |
| Deposit boost | Reduced | Varies | Lender or family contribution | Limited |
| 99% LTV mortgage | 1% minimum | Not always required | Excellent credit, strong income | Very limited lenders |
Not sure which route applies to your situation? Track record mortgages, springboard products, and deposit boost schemes each have different requirements. We can assess your circumstances and advise which options may be available to you.
Speak to an adviserThis page is for information only and is not a personal recommendation. We can provide regulated mortgage advice on ultra-low deposit options only after a full assessment of your circumstances. There is no obligation to proceed following the initial consultation.
Speak to an adviserWho this information is intended for: First-time buyers who have been renting and have not been able to save a standard deposit, and those exploring family-assisted ultra-low deposit routes to homeownership.
This information may be less suitable where: you are a home mover with equity in an existing property; you have the option to save a larger deposit over a short period; or your credit history has adverse entries that would prevent acceptance at 99% LTV.
Foreseeable harm: Ultra-low deposit mortgages involve higher monthly payments, greater negative equity risk, and fewer lender options than standard deposit products. A careful comparison with the alternative of saving a larger deposit is recommended before proceeding.
Support: If you need additional support or would prefer information presented differently, please contact us. Free independent guidance is available from MoneyHelper (www.moneyhelper.org.uk).
Customer reviews reflect individual experiences and may not be representative of all clients. They do not indicate future performance or success. Reviews are collected via third-party platforms which we do not control, and we do not offer incentives for reviews. Reviews are not verified by the Financial Conduct Authority. Past customer experience is not a reliable indicator of future outcomes.
The following are purely illustrative hypothetical examples for explanation only. They are not representative of typical outcomes. Actual mortgage availability, rates, and costs depend entirely on individual circumstances, credit history, and lender criteria at the time of application.
A 28-year-old in stable employment with a good income but limited savings due to high rental costs. Two years of on-time rental payments documented by bank statements. Clean credit record with no missed payments on any commitment.
A specialist lender offering a track record mortgage product assessed the rental payment history alongside the income and credit profile. No cash deposit was required. The lender's maximum loan and property price limits applied.
In this scenario, a lender may have considered the application based on the rental payment history. Individual circumstances, lender criteria, and product availability at the time would significantly affect actual outcomes. This is not representative of typical results.
A couple in their late twenties with a combined income and stable employment. Parents willing to place savings into a linked account as security. Clean credit history for both applicants and a small amount of personal savings.
A lender offering a family springboard product accepted the parents' savings as security. The savings were held in a linked account for the agreed scheme period. The couple's affordability was assessed on their combined income.
In this scenario, a lender may have considered the application with the springboard arrangement in place. The parents' savings may have been returned after the scheme period if payments were maintained as required. Individual circumstances would significantly affect real outcomes.
A track record mortgage is a specialist product where a lender uses a borrower's rental payment history rather than a saved deposit. First-time buyers who have consistently paid rent on time may be considered by some specialist lenders. Strict eligibility criteria apply and availability is very limited. A clean credit record and adequate income are also required.
In limited circumstances, some products may allow purchasing with no cash savings. Track record mortgages use rental history rather than a deposit. Family springboard products use a relative's savings as security, not the buyer's own funds. These are specialist products from a very small number of lenders and are not suitable for everyone.
A deposit boost is where a lender or a family member contributes additional funds alongside the buyer's deposit to increase the total deposit amount. Lender-provided boosts are built into specific products. Family-provided boosts may be structured as gifts or as linked security arrangements. The documentation required depends on the specific product and lender. Not all lenders offer deposit boost products.
Starting with just 1% equity means a small fall in property value could result in negative equity, where the outstanding mortgage exceeds the property's value. Rates at 99% LTV are typically significantly higher than those available at standard LTV ratios, increasing monthly payments and the total amount repaid. These products should be weighed carefully against the alternative of saving a larger deposit.
Most ultra-low deposit products are designed primarily for first-time buyers. Some lenders may consider home movers in specific circumstances, but this is less common. First-time buyers are the primary target because they have not had the opportunity to build equity through a previous property. Eligibility depends on the specific product and lender.
The minimum deposit for a standard residential mortgage from most mainstream lenders is 5% of the property value (95% LTV). Specialist products such as track record mortgages may allow lower or no cash deposit in limited circumstances. A larger deposit typically means lower rates and access to more lenders. What is required depends on the lender, the property, and your individual circumstances.
Remortgaging to a lower rate may become possible as you build equity through mortgage repayments and, where applicable, increases in property value. The lower your LTV at the point of remortgaging, the more lender options and potentially better rates may be available. However, this is not guaranteed. Any decision to remortgage should be based on the circumstances at the time and a full assessment of the available options.
We can provide regulated mortgage advice on ultra-low deposit and track record mortgage options following a full assessment of your circumstances. There is no obligation to proceed following the initial consultation.
Speak to an adviserWoodhall Mortgages is authorised and regulated by the Financial Conduct Authority (Firm Reference Number 762513). You can verify this on the Financial Services Register.
We consider a large range of mortgages from across the market, but not all lenders or products are included, and our panel may be limited. The specific lenders and products available will depend on your circumstances and lender criteria. We will provide a personalised recommendation only after a full assessment of your circumstances.
The total cost of a mortgage will depend on the amount borrowed, interest rate, fees and term.
This page constitutes a financial promotion and is intended for UK consumers. Your home may be repossessed if you do not keep up repayments on your mortgage. This page is for information purposes only and does not constitute regulated mortgage advice or a personal recommendation. Regulated advice is provided only after a full assessment of your circumstances. Last reviewed: April 2026.
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