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Coronavirus: how to apply for a mortgage payment holiday

FCA extends mortgage support for borrowers affected by COVID-19

Coronavirus: how to apply for a mortgage payment holiday

Homeowners whose finances have been affected by COVID-19 can extend their mortgage payment holidays by three months.

UK Finance has revealed 1.9 million mortgage payment deferrals have been offered to customers impacted by COVID-19 in the three months since the support was launched. This means one in six mortgages in the UK is now subject to a payment deferral.

As borrowers near the end of their payment deferral, lenders will continue to provide support to customers facing financial hardship. On 2 June, the Financial Conduct Authority (FCA) confirmed further help would be offered to borrowers in the wake of the coronavirus outbreak.

In addition to extensions for those facing continuing financial difficulties, the regulator says homeowners yet to apply for a payment holiday will be able to do so until 31 October.

Below, we answer your questions on mortgage holidays and speak to a homeowner who successfully deferred his payments within hours of the policy being launched.

What is a mortgage payment holiday?

A mortgage payment holiday is when your monthly mortgage repayments are paused for a set period of time.

Under the government’s policy, you can apply for a payment holiday of up to three months.

Homeowners with ongoing payment holidays can now ask their lender to extend them for a further three months, and those who are yet to request a payment holiday can do so until 31 October.

Do I qualify for a payment holiday?

Mortgage payment holidays of up to three months are available to all homeowners who are up to date on their mortgage payments.

They’re also available to buy-to-let landlords whose tenants have been financially affected by the coronavirus. Landlords who take payment holidays are expected to pass on this relief to their tenants.

Homeowners who are in arrears on their mortgage should contact their lender, which will review any changes to their circumstances and discuss their options.

The Financial Conduct Authority (FCA) guidance urges mortgage lenders to not consider commencing repossession proceedings unless they can ‘demonstrate clearly that the customer has agreed it is in their best interest’.

On 2 June, the FCA announced that the current ban on repossession of homes will continue to until 31 October.

Do I need to have the coronavirus?

You don’t need to have contracted or have been tested positive for the coronavirus to apply for a payment holiday.

Payment holidays are available to any homeowners who are concerned about their ability to meet their mortgage repayments, for example due to a loss of work or other changes in their circumstances.

Will I pay more in interest?

Yes. You’ll still owe the bank the same capital amount as you do now, but interest will continue to accrue on this. This means it will take you longer and cost you a little more to clear your mortgage.

With this in mind, homeowners who aren’t concerned about their ability to pay should continue with their repayments as normal.

The FCA has confirmed that lenders shouldn’t charge any additional fees to set up a payment holiday.

Will I need to go through affordability tests?

No. Your lender will not require you to provide any documentation or undergo any affordability tests.

Instead, homeowners will need to self-certify that their income has been directly or indirectly affected by the coronavirus.

If you’re a landlord, you’ll need to self-certify that your tenant’s income has been affected by the outbreak.

What happens after three months?

Your lender will contact you to assess your circumstances and agree on a manageable way for you to make up the deferred payments, or extend the payment holiday further.

Lenders should provide a range of options, which may include extending your mortgage term or altering your monthly payments if it’s affordable to do so.

The FCA says homeowners who can afford to re-start payments after the three months should do so, but that those who are still in financial difficulty can request a full or part payment holiday for a further three months.

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Alternatives to mortgage payment holidays

Payment holidays are just one option that lenders can offer, so it’s best to call your bank or building society and discuss what measures are available.

As we mentioned earlier, you don’t need to undergo an affordability assessment, but if you’re willing to do so then your bank could offer you more tailored support.

For example, some of the following options may be available:

  • To move your mortgage to interest-only payments for a period
  • To defer your interest payments for a period
  • To extend your mortgage term (reducing your monthly payments)
  • To add the deferred payments to the overall amount you owe and spread this over the remaining mortgage term

Will deferring my payments affect my credit score?

The credit reference agencies Experian, Equifax and TransUnion have confirmed that homeowners will have their credit scores protected when they take out a mortgage payment holiday.

The agencies have introduced a special measure called an ’emergency payment freeze’. This will mean credit scores will be maintained at their current level for the duration of the payment holiday.

This formal announcement follows guidance from the trade body UK Finance in March, which stated mortgage providers must ‘make every effort’ to ensure payment holidays don’t damage credit files.

What if my credit report is wrongly affected?

Mistakes can happen, however.

If your lender wrongly submits your payment holiday as a default on your credit report, it’s important that you flag this as soon as possible. If you inform your lender of the error and it accepts responsibility, it will be able to fix the mistake itself.

You can also raise a dispute with the credit referencing agency. All of the major agencies offer online services where you can raise and submit disputes. Once you’ve submitted the issue, the agency will ask the lender to check its records and amend any errors.

Will a payment holiday affect future credit applications?

Banks may discover you’ve taken out a payment holiday when you apply for further borrowing in the future.

The affordability checks carried out when you apply for a mortgage vary from lender to lender, and banks assessing your account information and expenditure may see that you took out a payment holiday and factor this into their lending decisions.

It remains to be seen how much of a problem this will be for applicants in the future, but it does mean that you should carefully consider whether you really need to take a payment holiday before applying.

How do I get a payment holiday?

To get a payment holiday, you’ll need to contact your bank directly.

Most banks now provide online services where you can quickly apply for a payment holiday, but consider phoning your lender to talk through your options if you’re not sure it’s the right decision for you.

Don’t cancel your direct debit

It’s vitally important that you contact your lender to request a payment holiday, and don’t simply cancel your monthly direct debit.

If you cancel the direct debit, this will be considered a missed payment rather than a payment holiday.

The missed payment would then be registered on your credit file, potentially affecting your chances of remortgaging or borrowing further in the future.

Will I be able to remortgage during a payment holiday?

Guidance from UK Finance states that homeowners remortgaging with the same lender (known as a product transfer) will be able to do so even if they have a payment holiday in place.

Existing customers who have been furloughed will also be eligible for product transfers.

Case study: setting up a mortgage payment holiday

Andrew Dickens

Freelance writer Andrew Dickens (pictured) set up a mortgage payment holiday with Coventry Building Society.

He told Which?: ‘I requested the payment holiday for the sake of my mental health. In the space of five days, I’ve had thousands of pounds worth of work cancelled as a direct result of the virus, which is quite a blow.

‘I have savings but I don’t want to eat into them any faster than I need to, so I applied for the payment holiday as a pre-emptive strike. The holiday allows me to spread out the cost and feel easier over the next few months.’

Andrew told us that his future mortgage repayments will become around £10 a month more expensive, but he feels the move is worthwhile.

He says: ‘It’s something of a gamble because the mortgage as a whole will become a tad more expensive and I might not need the holiday in the end, but it’s one worth taking for my sanity.’

No effect on credit scores

In line with the guidance from UK Finance, Coventry didn’t undertake a full assessment of Andrew’s financial situation. Instead, he was simply asked why he wanted to take the payment holiday.

He told us: ‘My first question was whether my near-perfect credit score would be affected. The representative told me there would be no mark on my report and no adverse affects. It sounded like he was reading out a prepared line’.

A five-star service

Unlike some homeowners, Andrew found that getting in touch with his lender was a quick and pain-free process.

He got through to Coventry within seconds after some security checks and was passed on to a team set up to deal specifically with these requests.

‘Assuming everything I was told works out then this was a five-star service’, he says.

Help for tenants

The government has also brought in emergency legislation to protect tenants from eviction.

On 5 June, it announced a two-month extension to the current ban on evictions, meaning courts won’t be allowed to hold eviction hearings until 23 August at the earliest.

UK Finance says tenants should contact their landlord or managing agent if they will have problems paying their rent.

In turn, landlords should then contact their mortgage lender to discuss their options regarding mortgage payment holidays, which should then be passed on to their tenants.

Which? calls for extension of COVID-19 financial support

We’re calling for the financial regulator to extend its help for consumers facing financial difficulties due to COVID-19 into 2021.

Our submission to the FCA recommends the following protections to prevent households facing a financial cliff-edge when payment holidays, interest-free overdrafts and the furlough scheme come to an end.

  • Payment holidays should be extended by three months until 31 January 2021. Lenders should continue to offer options such as payment rescheduling or freezing interest, if they are right for the customer.
  • It is too early to return to existing forbearance rules, as firms with stretched resources will be unable to offer tailored support to struggling customers.
  • Credit reports should continue to be unaffected by payment holidays. Anyone who accesses a payment holiday must not have their long-term creditworthiness negatively impacted.
  • Timescales for complaints should be reduced so consumers can get urgent support. We have seen cases of slow handling of complaints by banks and the Financial Ombudsman.

Gareth Shaw, Head of Money at Which? says: ‘The regulator has acted quickly and effectively to help those struggling due to the pandemic, but it must be prepared to take further bold action to prevent millions of people from being hit by a perfect storm of financial pressures in the coming months.

‘The huge number of payment holidays taken highlights the scale of financial difficulty people in this country are facing – a situation that is likely to become worse as support measures like the furlough scheme come to an end.

‘The regulator must treat all consumers fairly – ensuring financial support is still provided to those who need it and also available for those who may face financial problems for the first time after October 31.’

Our advice on the coronavirus

Experts from across Which? have been compiling the advice you need to stay safe, and to make sure you’re not left out of pocket.

This story was originally published in March and has been updated since. The last update was on 14 August 2020 with details of Which?’s call for further action.


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