Table of Contents

1. Introduction to large mortgage lending in 2025
2. What counts as a large mortgage and why these loans are different
3. Lenders offering large mortgage loans (private banks, specialist lenders, etc.)
4. How prime residential properties are underwritten
5. Borrower profiles and what lenders assess
6. Using investment portfolios to secure large mortgages
7. Financing with offshore income, assets, and trusts
8. Risk, foreign currency, regulatory and compliance considerations
9. How to strategically structure £5M–£10M+ lending in 2025
10. How Willow Private Finance helps high-value borrowers

Introduction To Large Mortgage Lending in 2025

Securing a multi-million-pound mortgage in 2025 is a far cry from taking out an ordinary home loan. The stakes are higher, the financial profiles of borrowers are more complex, and the lending market has evolved to meet these specialised needs. Traditional high-street banks – designed to serve conventional salaried borrowers – often fall short when it comes to large mortgage loans. Affluent clients with global income streams or significant assets frequently find that mainstream lenders’ formulas and tick-box criteria can’t accommodate themwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

It’s not uncommon for a wealthy buyer to be declined by a retail bank not due to lack of wealth, but because their situation doesn’t fit the narrow mold.

In response, an alternative ecosystem of private banks and specialist finance providers has stepped in. High-net-worth borrowers increasingly rely on private client mortgage services that look beyond basic payslipswillowprivatefinance.co.uk. These lenders evaluate the full picture – considering worldwide assets, trusts, and complex income – to offer bespoke solutions. In our guide on Financing Multi‑Million Pound Properties in 2025 we observed how wealthy individuals secure £5M+ mortgages through creative strategies and global assetswillowprivatefinance.co.ukwillowprivatefinance.co.uk.

This complete guide will walk you through everything you need to know about large mortgage loans and luxury property finance in 2025, from what qualifies as a “large” loan to how to structure an £5–10+ million facility.

What Counts as a Large Mortgage and Why These Loans are Different

What is a “large” mortgage? In practice, the term refers to mortgages typically starting around £2 million or morewillowprivatefinance.co.uk. Many UK banks treat anything above £1–2M as a special case, and once you exceed about £5M, you’ve entered a realm where only a select group of lenders operate. In 2025, a £3M or £5M+ loan is firmly outside the scope of standard high-street products. High-street lenders might cap loan sizes or decline ultra-high-value properties due to internal limits.

For example, loans in the £5–£10M range are usually handled by private banks, boutique lenders and international banks that cater to high-net-worth clientswillowprivatefinance.co.uk. These institutions can stretch to larger loans and often have more flexible criteria (especially if you bring substantial assets or business to the bank), whereas mainstream banks generally won’t venture that high except in exceptional cases.

It’s not just the loan amount that defines a large mortgage – it’s also how the loan is underwritten. Large loans are different because lenders place far greater emphasis on the overall financial profile of the borrower and the unique characteristics of the property. Traditional mortgages rely heavily on salaried income and automated affordability checks. By contrast, high-value mortgage underwriting considers factors beyond a simple income multiple. Lenders want to see net worth, liquidity, global income streams, and a clear repayment plan for big loanswillowprivatefinance.co.ukwillowprivatefinance.co.uk.

As discussed in High Net Worth Mortgages in 2025: What Lenders Look for Beyond Income, private banks may prioritize your assets and balance sheet over your monthly PAYE income – a fundamentally different approach than the vanilla loans many borrowers are used to.

Another key difference is regulatory treatment and risk perception. Some large loans (for example, on investment properties or for certain high-net-worth individuals) may be classified as “unregulated” mortgages, meaning they aren’t overseen by the FCA in the same way as standard home loans. This can allow more flexibility in terms and criteriawillowprivatefinance.co.ukwillowprivatefinance.co.uk.

However, it also means lenders must be extra diligent with compliance given the high amounts – so expect deeper due diligence. Overall, large mortgages in 2025 occupy a niche segment: bespoke deals where relationship-based lending replaces algorithmic decision-making. The lenders in this space, and their expectations, differ markedly from the mainstream. Let’s look at who those lenders are.

Lenders Offering Large Mortgage Loans (Private Banks, Specialist Lenders, etc.)

For a mortgage of £5M, £10M or beyond, the pool of willing lenders is relatively small – but notably exclusive. Rather than the usual high-street names, you’ll be working with private banks, specialist non-bank lenders, and select boutique divisions of major institutions. These players thrive on cases that don’t fit the typical mold. Private banks (such as Coutts, UBS, or Julius Baer, among others) are often the first port of call for large loans. They offer a relationship-driven service: instead of a call center and a checklist, you get senior underwriters who take the time to understand your entire wealth situationwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

Their lending decisions are made holistically, often by committee, and can accommodate nuance and complexity. For instance, a private bank might be comfortable with an irregular income pattern or a property type that a mainstream bank’s computer would flag as too risky.

Alongside private banks, specialist mortgage lenders have emerged to serve high-value and complex cases. These include divisions of wealth management firms, niche mortgage companies, and even certain building societies that have carved out a high-net-worth niche. Many of these lenders don’t advertise on comparison sites; they work via networks of brokers and referrals, offering bespoke terms.

A specialist lender might consider a £4M interest-only loan on an unusual country estate, or extend a facility to a borrower with multi-currency income. They succeed by being flexible on criteria (within prudent limits) and by understanding that a multimillion-pound borrower’s profile can be unique. As we noted in Private Client Finance in 2025: Tailored Lending for Complex Profiles, these private and specialist lenders often assess cases with a level of discretion and personal judgement that simply isn’t present with high-street bankswillowprivatefinance.co.ukwillowprivatefinance.co.uk.

It’s worth mentioning that even some international banks and private wealth divisions of major banking groups participate in large UK mortgages, particularly for their existing clients. For example, a global bank that manages a client’s investments might offer that client a multi-million mortgage in London as part of the broader relationship. These lenders often have the advantage of seeing your total wealth picture (assets under management, business interests, etc.) and can lend on favorable terms if it means strengthening the overall client relationshipwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

They may also handle multi-jurisdictional issues more smoothly – like if you’re an overseas buyer (non-UK resident) purchasing a UK luxury property, a private bank with international reach knows how to navigate the added complexities.

Bottom line:

In 2025, if you need a large mortgage loan, you likely won’t be walking into the local bank branch. Instead, you’ll engage with a specialist network of private banking and high-net-worth lending experts. Working through an experienced broker can open doors to these lenders, as many are accessible only via introduction. And having the right lender matters – because how they underwrite a prime property is very different from a normal loan, as we explore next.

How Prime Residential Properties are Underwritten

Not all £5 million properties are alike. An ultra-modern penthouse in Mayfair is worlds apart from a 200-acre country estate – and lenders know this. Underwriting prime residential properties requires a more bespoke analysis than a typical house on a suburban street. One major aspect is the property valuation process.

For an average home, a surveyor can easily find comparable recent sales to justify the value. But a one-of-a-kind luxury property – say a historic manor or a landmark London townhouse – might have few direct comparables. Lenders therefore rely on expert valuation reports (often from valuers on their private banking panel) and may apply more conservative assumptions. They want to ensure the property’s value is robust and not over-inflated by a hot market or a niche appeal. In the £3M+ property range, banks also scrutinise aspects like the property’s resale liquidity (how easy it would be to sell if they had to repossess) and any unusual features (e.g. short lease, listed status, unique architecture)willowprivatefinance.co.ukwillowprivatefinance.co.uk.

For prime Central London properties, underwriting often takes into account the influence of international buyers. Many prime London areas see strong foreign investment, which can support high valuations – but also introduce market volatility tied to currency swings or overseas economic changes. Lenders might stress-test values more stringently or cap loan-to-value (LTV) ratios for super-prime postcodes to mitigate this risk.

By contrast, for luxury rural properties or estates, underwriters examine factors like land value, agricultural or leisure uses, and potential planning permissions. A country estate might include farmland, equestrian facilities, or heritage designations – each of which a valuer must account for. Lenders experienced in prime country homes understand, for example, that an estate’s value may be tied up in its acreage or sporting rights just as much as the bricks and mortar.

Importantly, the underwriting criteria for large loans are more flexible on income and more strict on collateral. Banks will usually require an independent professional valuation (sometimes even two valuations for very large loans). They may lend at a lower LTV – for instance, many private banks top out at 60–70% LTV on multi-million-pound properties, meaning the borrower needs a substantial deposit/equity. They also might include covenants or conditions in the loan for higher-value properties, such as requiring ongoing insurance and upkeep given the asset value. But at the same time, these lenders are willing to be creative.

For example, if a prime property has potential for value uplift (through refurbishment or obtaining planning permission for development), a lender might structure the facility to allow further drawdowns or a revaluation after improvementswillowprivatefinance.co.ukwillowprivatefinance.co.uk.

Underwriting also extends to considering who is buying the property and how it’s held. Many luxury properties are purchased via special structures (a company, an offshore trust, etc.). We’ll discuss those in section 7, but from an underwriting perspective, if a property is held in a company or trust, the lender has to underwrite both the entity and the individuals behind it.

This adds layers of checks – like reviewing trust deeds or company financials – that wouldn’t be present in a simple personal purchase. Lenders comfortable with prime property regularly lend to such structures, but they will be meticulous in ensuring they have clear legal recourse and that all compliance boxes are tickedwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

In short, underwriting a prime property purchase is a bespoke, hands-on process: each property is unique, and the lender’s approach is tailored accordingly, balancing opportunity with caution.

Borrower Profiles and What Lenders Assess

Who are the typical borrowers seeking £5M–£10M mortgages? In our experience (and reflected in market trends), they include successful business owners, entrepreneurs, senior executives with high bonuses, professional investors, and international ultra-high-net-worth (UHNW) individuals. These clients often have complex financial profiles.

For example, a borrower might be a tech entrepreneur who draws a minimal salary but owns a company worth £50M. Another might be a global investor with rental properties and investment income across several countries. Yet another could be a family office manager using a trust to purchase a property for estate planning reasons. What these profiles share is that traditional metrics (like a simple salary multiple) don’t tell the full story of their financial strengthwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

Lenders in this arena therefore assess a range of factors beyond the basics. Key things they look at include:

• Total net worth and asset base: They’ll want a statement of assets and liabilities. How substantial are the borrower’s assets (property equity, investments, business ownership) relative to the loan? High-net-worth lenders may take comfort if you have, say, £20M net worth and are borrowing £5M – even if your annual “income” on paper is low. They understand that an UHNW client could sell or liquidate some assets if needed to cover the debtwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

• Liquidity and cash flow: Having a high net worth is one thing; having liquid assets or cash flow to service the loan is another. Lenders assess how you’ll meet interest payments – is it from rental yield, dividends, trust distributions, or other income? They may also look for evidence of liquid reserves that can cover payments in a pinch. A client with significant stock portfolios or cash savings will tick this box, whereas someone whose wealth is all tied up in illiquid assets might face more scrutiny.

• Income diversity and stability: Many large loan applicants have multiple income streams. Lenders evaluate each type – salaries, dividends, investment income, etc. – and often “smooth” or normalize irregular income. For example, if your income spikes once a year in the form of a bonus, a lender might average it over several years or take a conservative view (e.g. 50% of bonus amount) to account for variability. They also consider currency stability if income is in foreign currency (more on that in section 8). The goal is to determine a credible repayment ability, even if the income doesn’t fit the neat monthly payslip pattern.

• Credit history and track record: Even wealthy borrowers need to demonstrate creditworthiness. A clean credit history with no defaults or serious late payments is expected. However, lack of UK credit history is a common issue for international clients or expats. Specialist lenders are aware that many such borrowers have “thin” UK files not due to mismanagement but simply living overseaswillowprivatefinance.co.ukwillowprivatefinance.co.uk. In those cases, alternative proofs (foreign credit reports, letters from foreign banks) may be considered, and the overall asset picture carries more weight. Still, any indication of unreliability in repaying past obligations will be a red flag, regardless of wealth.

• Character and experience: This is more subjective, but private banks especially take a view on a client’s overall profile. Is this someone with a history of savvy financial management or a lot of risky ventures? For property investors or landlords applying for large facilities, experience in managing property portfolios is a plus (hence why many lenders prefer borrowers who are not entirely “first-timers” in real estate at this level). For ultra high value mortgages, some banks even request meetings or calls with the client – it’s a personal relationship, and they want to be comfortable with you as a counterparty.

In essence, lenders assess borrowers holistically in large loan cases. A strong asset base can compensate for modest income, and vice versa. Each unusual aspect of the profile (be it an offshore trust, a newly formed company, or recent relocation) will be weighed and often requires explanation. For example, successful entrepreneurs often have their wealth in business shares and take minimal salary – lenders will analyze company accounts and may require the business to be co-applicant or guarantor in some waywillowprivatefinance.co.ukwillowprivatefinance.co.uk.

Or consider a professional landlord with 10 properties: a portfolio landlord might use a portfolio mortgage facility rather than separate loans, and the lender will evaluate the entire portfolio’s performancewillowprivatefinance.co.ukwillowprivatefinance.co.uk. (Our blog Portfolio Mortgages in 2025: Smarter Finance for Multiple Properties dives deeper into how lenders handle borrowers with multiple properties under one umbrella.)

One real-world example: in How Successful Business Owners Are Financing Prime Property in 2025, we profiled entrepreneurs navigating the mortgage marketwillowprivatefinance.co.ukwillowprivatefinance.co.uk. These borrowers often faced rejection from vanilla lenders due to things like high dividends and low salaries or multiple overseas ventures.

But by approaching the right private banks and specialist lenders, and by structuring their applications to highlight assets and strong business performance, they succeeded in securing large loans. The takeaway is clear – what you present to lenders matters immensely. High-value borrowers should be prepared to open up their financial world (often providing comprehensive asset statements, company financials, trust documents, etc.), and to work closely with advisors who know which details will give lenders confidence.

Using Investment Portfolios to Secure Large Mortgages

One of the most powerful strategies for large loan borrowers in 2025 is leveraging investment portfolios to support the mortgage. In traditional lending, your investments (stocks, bonds, funds) sit separate from your mortgage application – they might show financial strength, but they’re not directly utilized.

However, in the private banking realm, portfolio-backed lending is common. Lenders will effectively treat an investment portfolio as additional collateral or even as a source of income, allowing much larger borrowing than income alone would justify. This is sometimes referred to as a “Lombard loan” when done as a pure loan against securities, or more generally asset-based lending when integrated into a mortgagewillowprivatefinance.co.ukwillowprivatefinance.co.uk.

How does it work?

Imagine you have a £10M stock portfolio and you want a £5M mortgage. A private bank might take a charge over, say, £3M of that portfolio’s value in addition to the property charge. In doing so, they know that even if your income is irregular, they have recourse to valuable liquid assets. This can result in higher loan-to-value approvals or better rates because the lender’s risk is reduced – they have two forms of security (property and portfolio).

As described in our article Using Investment Portfolios to Secure Large Mortgage Loans in 2025, this approach lets borrowers tap into their investment wealth without liquidating itwillowprivatefinance.co.ukwillowprivatefinance.co.uk. You continue to own your investments (and earn on them), but pledge them to the bank. It’s a win-win: you don’t have to sell stocks (avoiding capital gains tax triggers or missing market upside), and the bank gains comfort to lend more generously.

There are a few variations of portfolio-backed mortgages:

• Pledged collateral: The simplest form, where specific investment accounts are pledged. The borrower signs a charge giving the lender rights to those assets if the loan goes into default. Often the lender will require the portfolio to be custodied with them or their partner for monitoring. They will also set an acceptable collateral value-to-loan ratio (e.g. the portfolio must be worth 1.5 times the loan amount at all times). If the portfolio value falls too much (say stock market downturn), the borrower might have to top it up or reduce the loan – this is known as a margin call scenariowillowprivatefinance.co.ukwillowprivatefinance.co.uk. Borrowers need to be mindful of this risk: market volatility can directly impact your mortgage if you go this route.

• Derived income / liquidity-based underwriting: Even without formally pledging assets, some lenders will effectively derive an “income equivalent” from your investments. For instance, they might assume a conservative annual drawdown or yield from a large portfolio and count that as income for affordability. We’ve seen cases where a client with significant investments but low reported income was approved based on a bank’s calculated 5% notional yield on their portfolio – in other words, the bank treated the portfolio as if it could generate a steady income to cover the mortgagewillowprivatefinance.co.ukwillowprivatefinance.co.uk. This liquidity-based lending flips the usual script: instead of proving you earn £X per year, you prove you have £Y in liquid assets and the lender extrapolates that you can support the debt from those if needed.

• Multiple collateral & cross-charges: Some high-net-worth borrowers use multiple forms of collateral. For example, the bank might take a charge on the new property plus an existing investment account, and maybe even a second property. By cross-collateralising in this way, you can sometimes borrow a larger total amount across your portfolio of assetswillowprivatefinance.co.uk. This can be useful if, say, the property value alone would limit the loan size to £4M but adding a charge over another £2M property allows the bank to lend £5M+. It’s a strategic way to unlock greater leverage while keeping overall risk acceptable to the lender. Of course, doing this ties those assets together – you need to be comfortable with more than one asset secured for one loan.

It should be noted that portfolio-backed mortgages are mainly the domain of private banks and a few specialist lenders. High-street banks generally won’t get involved in securities lending as part of a mortgage. But in 2025, many private banks actively market this capability to attract high-net-worth clients.

They may even offer preferential interest rates if you agree to move a certain amount of investable assets under their management as part of the deal (because then the bank earns investment fees as well as loan interest)willowprivatefinance.co.uk.

For borrowers, the main caution is to manage the risks. If your pledged assets drop in value, you must have the capacity to remedy that (either by pledging more assets or reducing the loan). Additionally, think about the opportunity cost: pledging assets might restrict you from using them elsewhere or from making certain high-risk investments (banks sometimes disallow very volatile or illiquid holdings as collateral). Close coordination between your mortgage broker, your wealth manager, and possibly tax advisors is essentialwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

You want to structure the arrangement so that it achieves your financing goal without jeopardising your long-term investment strategy. When done correctly, using an investment portfolio to secure a large mortgage can be extremely effective – it leverages your full balance sheet strength, not just your salary, to get you the property financing you need.

Financing With Offshore Income, Assets, and Trusts

In the realm of luxury property finance, it’s common for borrowers to have significant offshore income or assets – perhaps you’re an executive paid in US dollars in Dubai, or you hold substantial wealth in a family trust based in Jersey or the Cayman Islands. Financing a UK property when your money is coming from abroad introduces extra complexity, but it’s very doable with the right approach.

he key is to understand how lenders view offshore elements and to work with those comfortable in this space.

Offshore (foreign) income:

Lenders will scrutinise income earned overseas more heavily than UK-sourced income.

Why?

First, verification is trickier. Documents may be foreign-language or from unfamiliar institutions, so expect to provide thorough documentation – e.g. translated accounts, notarised income statements, tax returns from the foreign jurisdiction, etcwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

Lenders must also comply with anti-money-laundering regulations, meaning they’ll likely ask for source-of-income clarification and proof that appropriate taxes have been paid on that income if applicable.

Second, currency fluctuation risk is a big factor. If you earn in a currency like USD or EUR (or anything other than GBP), the sterling value of your income can swing with exchange rates. Lenders typically “haircut” foreign income for affordability – for example, they might only count 80% of the sterling-equivalent to build in a buffer against currency movementswillowprivatefinance.co.ukwillowprivatefinance.co.uk. Some lenders have internal lists of which currencies they deem more stable; major world currencies are easier (USD, EUR, CHF, etc.), whereas exotic or volatile currencies might be heavily discounted or even not accepted at all.

There’s also the option of taking the mortgage in the same currency as your income (a foreign currency mortgage), which some private banks offer. This eliminates currency risk from the lender’s perspective. However, UK regulation requires that if you take a mortgage in a foreign currency, the lender must periodically warn you if exchange rates move significantly (because in that case your loan-to-value could effectively change in sterling terms).

If you have the choice, many borrowers in 2025 opt to borrow in sterling but have robust contingencies for currency shifts – such as holding some cash in GBP or using forward contracts to convert income. Our blog How to Finance UK Property with Offshore Income or Assets in 2025 goes in-depth on these strategies and what documentation is neededwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

Offshore assets:

These can actually be a plus in a large loan application, but lenders will examine them with care. Assets held abroad – be it an overseas investment portfolio, an offshore company, or cash in a foreign bank – can strengthen your net worth case and even be used as collateral (as discussed in section 6).

Private banks, especially, will take a global view of your assets and liabilities. They might accept an offshore investment account as additional security, or consider real estate you own overseas when assessing your overall leverage. The key here is transparency: lenders will require clear evidence of ownership and value.

If an asset is held via an offshore trust or company, be prepared to show the structure charts, trust deed, etc., to prove what’s yourswillowprivatefinance.co.ukwillowprivatefinance.co.uk. Many lenders now are more comfortable with offshore structures than they were in the past (they’ve had to adapt, as more clients use them), but they will still need everything to be above board and compliant with UK law.

Trusts and company structures:

Buying a property through an offshore trust or special-purpose vehicle (SPV) adds another layer. While there can be good reasons to do this (tax planning, privacy, asset protection), not every lender is willing to lend to a trust or foreign company. Those that do will ask for extra steps: legal opinions, personal guarantees from beneficial owners, or a higher down payment.

In Trusts and Property Finance in 2025: Lender Attitudes, Risk Appetite and What’s Changing, we noted that more lenders are gradually opening up to trust-owned purchases, but they focus on transparency and controlwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

For instance, they’ll want to know exactly who the beneficiaries are, that the trust has power to take on debt, and that a reputable trustee is in place. Often, private banks are the most adept at trust lending – some even have dedicated teams for it – whereas high-street banks shy away entirely.

If you plan to use a trust or offshore entity, engage your lawyer early to ensure all paperwork (trust deed, board resolutions, etc.) is in order for the lender. Also, expect a slower process: the underwriting and due diligence will likely go through the lender’s internal legal and compliance departments for approval.

Patience and preparedness are key. The reward, though, is significant: you can maintain your preferred ownership structure and still get a mortgage. Rather than dissolving a trust or transferring an asset onshore (which could nullify the very benefits you seek), it’s often possible to find a lender who will work with it, especially in the private wealth arenawillowprivatefinance.co.ukwillowprivatefinance.co.uk.

International and expat borrowers:

A large subset of “offshore” cases are actually British expats or foreign nationals buying in the UK. They bring all the above into play – foreign income, perhaps a mix of UK and overseas assets, and often no recent UK address or credit history. For these clients, specialist expat mortgage lenders or private banks offer tailor-made solutions.

Many mainstream lenders either decline non-UK-resident applicants or set very strict criteria (like requiring a UK-employed guarantor or huge deposits). In contrast, the niche lenders will accept expats with little fuss as long as the fundamentals are strong (income, deposit, and asset profile)willowprivatefinance.co.ukwillowprivatefinance.co.uk.

They are used to dealing with challenges like verifying an employment contract in Singapore or checking a credit report from the US. If you fall into this category, it’s wise to use a broker with experience in expat cases – they can quickly match you with a lender who speaks your language, so to speak. Our UK Mortgages for Expats & Overseas Buyers – 2025 Ultimate Guide is an excellent resource for understanding these nuances and what lenders require on such applications.

In summary, offshore elements don’t make financing impossible – they just add complexity. The golden rule is full disclosure and using the right channels. Lenders appreciate when an application proactively addresses potential concerns (e.g. providing currency forecasts or hedging strategies to alleviate currency risk, or a letter from a trustee about a trust’s purpose and assets).

When presented correctly, offshore income and assets can even be the reason you get a large loan (they show you have serious resources). The UK remains very much open for global wealth to invest in property, and 2025’s finance options reflect that – you just have to navigate a more detailed underwriting journey to get to “yes.”

Risk, Foreign Currency, Regulatory and Compliance Considerations

With big loans come big risks – both for borrower and lender – so it’s crucial to understand the additional considerations that large, complex mortgages entail.

One prominent factor is foreign currency risk, which we touched on earlier. If your income is in a different currency than your mortgage (e.g. you earn in USD but your loan is in GBP), you carry exchange rate risk. A swing in the pound’s value can effectively make your mortgage more expensive relative to your income.

Lenders protect themselves by discounting foreign income in their calculations or sometimes by writing the loan in the same currency as the income. As a borrower, you might manage this risk by maintaining savings in the loan currency as a buffer or using financial instruments to lock in rates. Some private banks offer multi-currency facilities that allow you to switch the loan currency or even split portions in different currencies, though this is an advanced strategy typically for very sophisticated clientswillowprivatefinance.co.ukwillowprivatefinance.co.uk.

The key is awareness: if you’re taking on a currency mismatch, go in with eyes open and plan for worst-case currency moves (e.g. could you still service the loan if your currency drops 20% against sterling?).

Another consideration is interest rate risk and loan structure. Large loans are often interest-only or have balloon features (payable upon asset sale or at term-end). While this keeps monthly payments lower, it means you must be confident in your repayment strategy – usually sale of the property, refinancing, or using liquidity events (like maturing investments or company dividends).

Lenders will ask for a credible exit plan for interest-only high-value loanswillowprivatefinance.co.ukwillowprivatefinance.co.uk. From a risk standpoint, you should regularly review that plan.

For instance, if it relies on selling the property at a certain price, monitor the market; if it relies on an investment maturing, ensure that investment stays on track. The interest rate environment in 2025 (relatively higher than the ultra-low rates of a few years prior) also means carrying a large interest-only balance is costlier, so factor in the possibility of rate changes if you opt for variable or short-term fixed rates.

Many HNW borrowers choose longer-term fixed rates or capped rates for peace of mind on multi-million debt, accepting a slightly higher rate for the certainty it brings.

Regulatory and compliance requirements intensify with large loans. Banks will perform enhanced due diligence for large sums – expect very detailed Anti-Money Laundering (AML) and Know Your Customer (KYC) checks.

You’ll likely need to provide extensive proof of the source of your deposit and wealth. This could include bank statements showing accumulation of funds, sale contracts if funds came from selling a business, gift letters for any gifted deposits, and so onwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

If anything in your structure is offshore or involves a trust/company, the compliance teams will comb through that information. It’s not unusual for a large loan approval to be contingent on clearing up a compliance query like, “Explain this large transfer in your account six months ago” or “Provide a certified copy of the trust deed and identification for all beneficiaries.” It can feel invasive, but remember it’s standard procedure at this level – every reputable lender has to follow strict regulations to prevent illicit funds or fraud. Engaging early with these requirements (for example, getting documents certified in advance) can prevent delays.

One regulatory aspect specific to expats and foreign nationals: higher deposit requirements often effectively function as a risk mitigant. We’ve seen that expat mortgages frequently demand 25-40% down paymentswillowprivatefinance.co.ukwillowprivatefinance.co.uk. This isn’t a formal regulation per se, but lenders enforce it to buffer against all the combined risks (currency, distance, lack of credit history).

So if you’re planning a large purchase and you’re an overseas buyer, be prepared to put more equity in – it improves your odds of approval and lowers the lender’s risk.

Speaking of credit history, an often overlooked risk factor is a thin or absent credit file. Many UHNW individuals have minimal borrowing history (some have never had a mortgage before if they always bought cash, or have been abroad and off the UK radar).

While not having debt is positive in one sense, it also means lenders have little data on how you handle obligations. If you lack UK credit history, lenders may require alternative references or simply lean more on other aspects (assets, manual underwriting). Still, it’s wise to proactively address this: provide any foreign credit reports, or letters from institutions you’ve worked with.

In our blog Can You Get a UK Mortgage With No UK Credit History?, we outline strategies for exactly this scenario – and indeed many expat and HNW clients fall into itwillowprivatefinance.co.ukwillowprivatefinance.co.uk. Ultimately, showing strong financial discipline through other evidence can overcome a thin credit file, but expect the question to come up as part of risk assessment.

Finally, consider exit and contingency planning as part of managing risk. Large loans can span 5, 10, even 30 years. Life events (selling your company, relocating countries, inheriting wealth, etc.) can change the picture.

Lenders sometimes want to know your contingency plan – for example, do you have other assets you could sell or refinance if needed to pay down the loan? This isn’t just for their comfort; it’s prudent for you as well. With big leverage comes the responsibility to have a Plan B (and C). And in all cases, remember the fundamental: your property is at risk if you can’t keep up repayments.

No one likes to imagine a forced sale of a beloved home or asset, but you should always borrow within sensible limits and leave yourself financial breathing room. In the world of luxury finance, caution and strategy go hand in hand – manage the risks, and you can enjoy the rewards of a well-leveraged property investment without losing any sleep.

How To Strategically Structure £5M–£10M+ Lending in 2025

When borrowing at the £5 million-plus level, structure is everything.

Wealthy clients often have more options and tools at their disposal than the average borrower, and using them smartly can mean the difference between a loan that’s approved on good terms and one that’s declined or too restrictive.

One fundamental decision is choosing between a personal mortgage or using a corporate/trust structure to borrow. Many high-value purchases are done via SPVs (Special Purpose Vehicles) or holding companies, especially for investment properties or when multiple partners/family members are involved.

Structuring the loan through an SPV can provide tax advantages (interest can be fully deductible in a company, for instance) and limit liabilitywillowprivatefinance.co.ukwillowprivatefinance.co.uk. Lenders in 2025 generally prefer a clean, dedicated SPV for property over a trading business.

If you’re buying a £8M buy-to-let portfolio, for example, setting up a fresh SPV to hold the properties and mortgage can make the lender more comfortable than using an active trading company you already own. It simplifies underwriting and isolates the asset, which is why our blog on SPVs vs. Trading Companies in 2025 recommends SPVs for most portfolio investors seeking financewillowprivatefinance.co.ukwillowprivatefinance.co.uk.

Another structural consideration is whether to go interest-only, capital repayment, or a mix.

At high loan amounts, interest-only mortgages are very common – often with an explicit plan to pay off the principal from the sale of assets or an anticipated liquidity event. Many private banks will happily offer interest-only terms, sometimes with no fixed end date (rolling facilities) as long as the overall relationship is good.

This keeps monthly outgoings lower (useful if income is variable or you have better uses for your cash flow) and gives flexibility.

However, interest-only should be paired with a clear exit strategy: are you planning to sell the property in 10 years? Or perhaps use proceeds from a business sale or inheritance to clear the debt?

Some clients opt for a part-and-part structure – interest-only on a portion, repayment on a portion – which can strike a balance. For example, on a £10M loan, you might repay £5M gradually and keep £5M interest-only, thereby reducing risk over time but not straining cash flow with full repayment on the entire sumwillowprivatefinance.co.uk.

Multi-property and cross-collateral structures come into play for those with existing property portfolios.

Let’s say you’re looking to raise £15M to acquire a new asset, and you also own £30M of other properties outright or with small mortgages. Instead of financing just the new purchase, you might refinance multiple properties together under one large facility – effectively using the equity in your other properties to support the new loan.

This can significantly increase the amount you can borrow, because the lender’s security is spread across a larger asset base.

Private banks often do this via what’s known as a “umbrella” or portfolio facility, which might cover several properties in different locations. It simplifies administration (one consolidated debt) and can provide very attractive terms if structured correctly.

The downside is that all those properties are tied to that one lender; selling one requires the bank’s consent and possibly a loan payoff reduction. But for large-scale investors or family offices, it can be a convenient way to unlock equity efficiently.

For ultra-large requirements (think £20M, £50M mortgages), sometimes a syndicated loan structure is used, where multiple lenders each take a portion.

This is more common in commercial real estate finance but can occasionally appear in residential super-prime deals. If, for instance, you wanted a £50M facility on a £100M property, a private bank might cap at £30M themselves but coordinate with another bank to provide an additional £20M, jointly secured.

As a borrower you’d see it as one loan, but behind the scenes two banks share the risk. This is relatively rarefied territory, but it underscores that above a certain level, creativity knows few bounds – almost any structure can be custom-built if you have the right advisors to arrange it.

Speaking of advisors, strategic mortgage brokers (like Willow Private Finance) play a pivotal role in structuring complex lending. We often act as architects of the deal, aligning input from your lawyers (on title and ownership structure), tax advisors (to ensure the financing structure is tax-efficient), and the various lender options.

In 2025, there are cases where we might recommend splitting your borrowing between two loans: perhaps a first charge from a private bank up to 60% LTV and a second charge mezzanine loan from a specialist fund to take you to 75% LTV.

This kind of blended solution can achieve a higher overall leverage if needed, albeit at a higher cost for the mezzanine portion. It’s all about tailoring to goals – some clients want maximum leverage to preserve capital for investments, others want lowest cost of funds, others need flexibility to accommodate an upcoming liquidity event. The structuring possibilities (offset accounts, family members as co-borrowers or guarantors, etc.) are broad, but you have to choose what fits your scenario.

To give a concrete example, consider a scenario from How to Get a £5 Million+ Mortgage in 2025: What Wealthy Buyers Need to Know. A client was buying a £7M London property via a family office. We structured the deal such that the mortgage was taken in the name of an LLP (which the family controlled), with an interest-only term and an agreement that a certain investment portfolio would remain under management with the lender’s wealth division to secure preferential pricingwillowprivatefinance.co.ukwillowprivatefinance.co.uk.

Additionally, we negotiated an option for the client to draw an extra £1M in the future as a further advance for renovations, subject to the portfolio maintaining value. This complex structure ticked all the boxes: it kept the purchase within the family’s entity, minimised cash outlay upfront, and provided flexibility for the future – all while satisfying the lender’s requirements through extra collateral and a strong relationship.

In summary, structuring a large mortgage is a strategic exercise.

Don’t assume the only choice is a vanilla 25-year repayment loan in your personal name. In the high-end market, you can and should shape the financing to suit your life plans, whether that means choosing the right borrowing vehicle (personal, company, trust), selecting interest-only vs repayment, leveraging multiple assets, or involving multiple financial partners.

In 2025’s landscape, lenders are willing to be flexible for well-presented cases – and a well-structured deal not only increases your chances of approval, it can also save you significant money and hassle over the life of the loan.

How Willow Private Finance Helps High-Value Borrowers

For clients seeking large mortgage loans and luxury property finance, Willow Private Finance offers a specialist, concierge-level service to navigate this complex landscape.

High-net-worth and ultra-high-net-worth borrowers are not average customers, and we understand that deeply.

Our team has decades of experience structuring £2M–£50M+ facilities, and we act as both advisor and advocate at every step.

Here’s how we assist our HNW clients:

• Whole-of-market access: We maintain relationships with the private banks, boutique lenders, international banks, and specialist funds that constitute the large loan market. Many of these lenders operate by referral only – our introduction can open the door to institutions you wouldn’t find on your own. Whether it’s a prominent Swiss private bank or a niche UK lender that caters to expats, we know who to approach for each unique case. This means we can source multiple competing offers for a client, ensuring you get not just an approval, but on the best terms the market can offer.

• Expert structuring and presentation: As discussed, how you present your case is crucial. We help package your application in a way that speaks to underwriters. That includes compiling comprehensive asset statements, creating explanatory cover letters for anything unusual (e.g. detailing your trust structure or clarifying your offshore income with context), and often working in tandem with your accountants or lawyers to supply the needed evidence. We essentially translate your complex profile into the lender’s language. Because we’ve done this for entrepreneurs, investors, international buyers, etc., we know what each lender cares about most and highlight the right strengths. Our goal is to pre-empt questions and address them upfront – smoothing the path to approval.

• Negotiating bespoke terms: Unlike a normal mortgage where you either accept the bank’s standard offer or not, large loans often involve negotiation on rates and covenants. We leverage our relationships and the competitive tension between lenders to negotiate lower interest rates or higher LTVs, and to secure any special features you need. For example, if you have significant assets under management, we can often get the lender to knock down the rate in exchange for bringing those assets over (if that suits you). Or we might negotiate flexibility, such as no early repayment charges after a certain year, or the ability to roll up interest for a period (useful if you expect a temporary dip in income). Our familiarity with the private banking world means we know what’s reasonable to ask for and how to obtain concessions that a direct applicant might not.

• Coordinating the process end-to-end: Large mortgage transactions can involve multiple parties – bankers, solicitors, valuers, sometimes tax advisors. We act as the quarterback of the process, liaising with all parties to keep things on track. We’ll work with your solicitor to ensure the bank’s requirements on the legal structure are satisfied, and with valuers if there’s any dispute on a property’s valuation, for instance. High-value deals can sometimes throw up last-minute requests (like an additional document needed by compliance); we handle these swiftly, so you don’t have to be in the weeds of the process. Throughout, we maintain strict confidentiality and discretion – we know privacy is often a concern for high-profile clients.

• After-care and future strategy: Our relationship doesn’t end at completion. We continue to advise on managing the mortgage, potential refinancing, or additional borrowing down the line as your needs evolve. Many of our clients become long-term partners – we might finance an acquisition now, then later help refinance it or fund another purchase. Because we keep abreast of market changes, we can proactively alert you if, say, a new lender has entered the space offering a product that could save you money. Essentially, we aim to be your trusted financial partner for property – someone you can call anytime a question arises, whether it’s considering a sale, exploring raising capital against an existing property, or even advice on how a change in interest rates or regulations might impact you.

Above all, Willow Private Finance prides itself on a personalised, premium service. We recognise that high-value borrowers often have time-sensitive, commercially important needs – buying a dream home, securing an investment opportunity, or restructuring debt for better efficiency.

Our advisors treat each case with urgency and meticulous care. When you come to us, you’re not going to be put through a generic process. We start with understanding your goals: Are you trying to maximise leverage for investment purposes? Preserve cash flow? Simplify multiple loans into one? Whatever your objectives, we tailor the strategy accordingly.

In the world of luxury property finance, the right partnership can make millions of pounds of difference. Willow’s expertise ensures that your wealth works for you in the smartest way possible when it comes to property.

We’ve helped clients finance everything from £10M London penthouses for returning expats, to £25M country estates via family trusts, to £5M investment portfolios using creative portfolio lending.

In each case, our focus is on delivering an outcome that aligns with the client’s broader financial picture – not just pushing a single transaction through. When you engage Willow, you gain an ally who is as invested in your success as you are.

Ready to Explore Your Options?

We invite you to book a free, no-obligation consultation with one of our senior mortgage specialists. We’ll discuss your scenario in detail, offer initial guidance on the best pathways, and if you choose to proceed, we’ll chart out the roadmap to secure the exceptional terms you deserve.

In 2025’s intricate lending environment, having Willow Private Finance by your side means having the confidence that no stone is left unturned in achieving your property ambitions.

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To discuss your large loan requirements or complex mortgage questions, get in touch with our team today. We’ll arrange a private consultation and provide a tailored strategy to finance your next property move – with the discretion, insight, and efficiency that our high-net-worth clients expect.