For many home movers, buying before selling feels like a practical necessity. Competitive markets, limited stock, and the desire to secure a suitable property often push buyers to act first and worry about the sale later.
In 2026, however, this approach carries more risk than most people realise.
At Willow Private Finance, we are seeing an increasing number of transactions unravel not because buyers cannot afford the move in principle, but because the sequencing of sale and purchase has not been properly stress-tested against modern lender behaviour.
The assumption that everything will “line up in the end” is one of the most common—and costly—mistakes home movers continue to make.
On the surface, buying before selling appears manageable. Buyers often expect to use short-term borrowing, temporary affordability assumptions, or future sale proceeds to bridge the gap.
In earlier cycles, lenders were more accommodating of this logic. In 2026, they are not.
Lenders now assess risk based on confirmed facts rather than intentions. Until a sale is legally committed or completed, it is treated as uncertain. This has profound implications for affordability, loan structure, and even whether a mortgage offer can be issued at all.
One of the most overlooked risks of buying before selling is affordability duplication.
In 2026, most lenders assume that both properties must be affordable simultaneously unless the sale is contractually secured. This means existing mortgage payments, running costs, and associated debt are fully included in affordability calculations.
Many buyers assume that because they intend to sell, lenders will ignore the current property. In practice, very few will.
This often results in borrowing capacity being materially lower than expected, even where the end position would be perfectly affordable once the sale completes.
Historically, buyers relied on short-term lending solutions—such as bridging finance or temporary interest-only arrangements—to facilitate buying before selling.
In 2026, these options still exist, but they are more tightly controlled.
Bridging lenders are more selective, pricing reflects execution risk, and exit strategies are scrutinised closely. A vague intention to sell is no longer sufficient. Lenders want evidence of marketability, pricing realism, and a credible timeline.
Where these are missing, finance may be offered on less favourable terms—or not at all.
Another risk many movers underestimate is the fragility of mortgage offers when transactions are delayed.
Buying before selling almost always introduces timing uncertainty. Chains form later, completion dates drift, and offers approach expiry.
As explored in our article on mortgage offers in 2026, lenders now routinely reassess cases before completion. If a sale is delayed, affordability can be rechecked, credit refreshed, or documentation requested again.
What felt secure at offer stage can quickly become unstable.
Beyond lending risk, buying before selling creates immediate cash flow pressure.
Higher stamp duty exposure, overlapping council tax, utilities, and insurance costs can stretch liquidity more than expected. In 2026, lenders are increasingly alert to these pressures and factor them into broader risk assessments.
Buyers who appear asset-rich but cash-constrained are more vulnerable than they realise, particularly where delays occur.
A common scenario involves a buyer who secures a new property assuming their existing home will sell quickly. The market softens slightly, price expectations need adjusting, and timelines extend.
During that delay, the buyer’s mortgage offer expires or is reassessed, affordability changes, or bridging costs escalate. What began as a manageable overlap becomes a structural problem.
The issue is rarely the property itself, but the lack of contingency planning.
The fundamental issue is that lenders in 2026 are less willing to rely on future events.
Affordability models, underwriting judgement, and credit oversight all favour certainty over optimism. Buying before selling introduces uncertainty at precisely the point lenders are least tolerant of it.
This does not mean buying before selling is impossible—but it does mean it must be approached strategically rather than casually.
In 2026, the key question is not “Can I buy before I sell?” but “What happens if the sale takes longer than planned?”
Stress-testing the transaction against delays, valuation issues, or market shifts is essential. Buyers who do this upfront retain control. Those who do not often end up reacting under pressure.
Willow Private Finance specialises in structuring home-mover transactions where timing is uncertain.
We assess affordability under worst-case sequencing, advise on lender appetite, and structure borrowing to preserve flexibility rather than rely on best-case assumptions.
Whether that involves bridging finance, tailored mortgage solutions, or alternative sequencing strategies, our role is to ensure clients understand the real risks before committing—not after.
Q1: Can I buy a new home before selling my existing one in 2026?
A: Yes, but lenders usually require both properties to be affordable unless the sale is legally secured.
Q2: Will lenders ignore my current mortgage if I plan to sell?
A: In most cases, no. Until contracts are exchanged or completion is imminent, existing commitments are included.
Q3: Is bridging finance easier or harder to obtain in 2026?
A: Bridging is still available, but lenders require clearer exit strategies and apply tighter scrutiny.
Q4: Do delays affect mortgage offers?
A: Yes. Delays increase the risk of reassessment, expiry, or additional conditions.
Q5: Is buying before selling ever sensible?
A: It can be, but only with proper planning, contingency funding, and lender-aligned structuring.
Book a free strategy call with one of our mortgage specialists.
We’ll help you find the smartest way forward—whatever rates do next.
About the Author
Wesley Ranger is the Director of Willow Private Finance and has over 20 years’ experience advising clients on UK and international property finance. He specialises in complex home-mover scenarios, high-value residential lending, and structuring transactions where timing, liquidity, and lender behaviour intersect.
Important Notice
This article is for general information purposes only and does not constitute personal financial advice. Mortgage availability, affordability assessments, and lending criteria vary by lender and are subject to change.
Your eligibility will depend on your individual circumstances, transaction structure, and lender underwriting policies. Always seek tailored advice before committing to any financial arrangement.
Willow Private Finance Ltd is authorised and regulated by the Financial Conduct Authority (FCA No. 588422). Registered in England and Wales.
