The UK property market remains one of the world’s most desirable destinations for international investors. Whether purchasing a London pied-à-terre, a prime residential asset in Knightsbridge or a family home ahead of relocation, overseas clients continue to see the UK as a stable, long-term wealth store. Yet 2025 presents new challenges for non-UK buyers: tighter mortgage affordability rules, currency volatility, evolving anti-money-laundering requirements and longer underwriting timelines. Many international clients find that their wealth is significant, yet their UK mortgage options are limited or slow.

This is where Lombard lending—borrowing against an existing investment portfolio—has become indispensable. Rather than relying on UK income, residency status or local credit files, HNW and UHNW international borrowers can secure finance quickly by pledging assets held offshore. These assets may sit in Switzerland, Singapore, Monaco, Hong Kong or the UAE, and private banks offering cross-border Lombard lending can complete transactions in a fraction of the time required for a mortgage.

At Willow Private Finance, we work extensively with international clients, many of whom face complexities that UK-based borrowers rarely encounter. Offshore wealth structures, foreign corporate income, multi-currency asset bases and internationally distributed portfolios all influence which type of lending is possible. Lombard facilities allow international borrowers to unlock liquidity rapidly, fund deposits or even complete a full purchase before arranging a mortgage later. This mirrors patterns explored in our articles High Net Worth Mortgages in 2025: What Lenders Look For Beyond Income and Securities-Backed Lending vs Mortgages: 2025 Comparison, where asset-based lending is often more suitable for global clients than standard income-based underwriting.

This article explains how Lombard lending works for non-UK borrowers, how private banks structure cross-border collateral, what FX risks must be considered, and how these facilities are used to acquire UK property efficiently and safely.

The Rise of Securities-Backed Lending for International Buyers

International buyers have always faced unique hurdles when applying for UK mortgages, but in 2025 these challenges are more pronounced. Private banks continue to lend actively but require extensive documentation, transparency over source-of-wealth, evidence of sustainable income and clarity on future UK plans. For global families with income spread across multiple jurisdictions—or entrepreneurs whose earnings fluctuate—traditional underwriting frameworks may struggle to represent the client’s true wealth picture.

Securities-backed lending bypasses these hurdles entirely. A Lombard loan is underwritten not on employment status or tax residency but on the strength, liquidity and diversification of an investment portfolio. This means a billionaire based in Singapore, a Middle Eastern family office or a Swiss-domiciled entrepreneur can raise liquidity simply by pledging their assets, enabling them to complete UK property transactions quickly and discreetly.

The speed advantage is significant. While a mortgage might take weeks or months to progress through compliance checks, a Lombard facility—especially when assets are already custodied by the lending bank—can be approved in days. For international clients purchasing at auction, competing in sealed bids, or needing to complete before relocating, this timing difference can be decisive.

How International Lombard Lending Works

A Lombard loan for an overseas client follows the same principle as for a UK borrower: the bank lends against investment assets without requiring them to be sold. The difference lies in the cross-border considerations. International borrowers often hold assets in multiple currencies, across several custodians and in jurisdictions with distinct compliance frameworks. Private banks specialising in global clients must therefore evaluate the structure holistically.

The lender begins by assessing the assets available to pledge. These may include USD-denominated portfolios in New York, CHF portfolios in Zurich, HKD securities in Hong Kong or multi-currency accounts in Singapore. The bank then applies jurisdiction-specific checks to ensure the assets can be charged legally and efficiently. Not all custodians permit third-party security charges, so in some cases assets must be transferred to the lender’s platform or to an approved custodian. This process is usually smooth, but borrowers must understand that portability of assets is a key component of cross-border Lombard lending.

Where international Lombard lending differs from domestic is in the role of currency. Since UK property is purchased in sterling, but many portfolios are denominated in foreign currencies, banks must evaluate the FX exposure carefully. A USD or CHF portfolio may support a GBP loan, but only after applying currency haircuts that reflect volatility between the currencies. Borrowers should understand that FX fluctuations can influence LTV headroom and margin call risk.

Despite these complexities, the core advantage remains: the facility is based entirely on the portfolio, meaning income documentation, credit history and UK tax status are largely irrelevant. This makes Lombard lending a preferred route for clients planning to move to the UK in the future, for those acquiring investment property and for global families who prefer to preserve privacy in their financial affairs.

Why International Clients Use Lombard Loans to Buy UK Property

International buyers typically use Lombard loans for three key reasons: speed, flexibility and efficiency.

The first reason, speed, is especially relevant for clients purchasing in competitive London markets. Investment-grade properties attract global interest, and sellers often favour buyers who can complete quickly. A Lombard-backed buyer can proceed almost as a cash purchaser, completing the transaction and transferring ownership without waiting for mortgage underwriting. They can then decide whether to refinance later once UK residence, credit files or income documentation become established.

The second reason is flexibility. International borrowers frequently experience difficulties demonstrating income in a way UK lenders accept, particularly when income is derived from offshore corporate structures, foreign dividends or multi-currency remuneration. Lombard lending ignores these complications entirely. Whether the borrower earns in USD, EUR, AED or SGD is irrelevant if the collateral is sufficient.

The third reason is wealth efficiency. Selling securities to fund UK property purchases may trigger capital gains tax in the client’s home jurisdiction or disrupt investment strategies built for long-term compounding. By borrowing against their assets, international clients preserve market exposure and maintain the integrity of their global wealth plan. This is especially valuable when equity markets are performing well or when portfolios hold long-term strategic investments.

The result is a financing solution that aligns with the way international HNW individuals think about wealth: flexible, cross-border, fast and tax-efficient.

FX and Cross-Border Risk Considerations

One of the most important aspects of cross-border Lombard lending is currency risk. A portfolio held in USD may fluctuate significantly when converted to GBP. Even if the securities within the portfolio perform positively, a weaker dollar could reduce the GBP-equivalent collateral value. Private banks manage this risk by applying FX haircuts—effectively reducing the eligible collateral value used for lending calculations. Borrowers should understand that these haircuts are not penalties but necessary stabilisers designed to prevent margin calls caused solely by currency movements.

Borrowers must also consider how the cross-currency exposure will behave over time. For example, a borrower pledging a CHF portfolio against a GBP loan benefits from Switzerland’s historically strong currency stability, meaning FX-driven margin calls are relatively unlikely. A borrower pledging a more volatile emerging-market currency portfolio may face larger buffers or stricter monitoring.

Cross-border legal considerations also matter. Lenders must ensure that the jurisdiction in which assets are held recognises their security interest. Switzerland, Luxembourg and Singapore offer clear frameworks for securities-backed lending, while some offshore jurisdictions require additional checks. At Willow Private Finance, we coordinate between wealth managers and private banks to ensure these structural issues are resolved before the loan moves to credit committee.

How Private Banks Underwrite International Lombard Loans

Underwriting for international Lombard loans focuses almost exclusively on the portfolio. Rather than analysing payslips, UK tax returns or domestic credit scores, lenders review the composition, liquidity, diversification and historic volatility of the assets pledged. A discretionary managed account is often viewed more favourably than a self-directed, concentrated portfolio, because the risk is spread across equities, fixed income, cash and alternatives.

Lenders apply asset-class-specific LTVs, then stress-test the portfolio in multiple scenarios. They examine how the portfolio behaves during a 20% equity downturn, a bond yield shock, a currency swing or a sector-specific correction. If the collateral holds up well under stress, higher LTVs may be granted. If not, the bank reduces the LTV to ensure both sides remain protected.

Relationship factors also matter. A client willing to bring assets under management (AUM) to the private bank may access better pricing, more flexible terms or faster approval. Many international clients open a private banking relationship precisely because it aligns their global wealth with their property acquisition strategy.

Using Lombard Loans for Full Purchases vs Deposits

International buyers often choose between two structures: using the Lombard facility for the entire purchase, or using it solely to fund the deposit and legal fees. Funding the full purchase transforms the client into a “cash buyer”, allowing them to complete quickly and refine their long-term financing later. This is especially useful for relocation planning, where establishing UK income may take time.

Using Lombard lending only for the deposit allows the buyer to move ahead with confidence while still taking advantage of mortgage leverage once the lender completes due diligence. For some clients—especially those moving to the UK for work—this hybrid structure provides both speed and long-term cost efficiency.

In either case, the key is that the Lombard facility provides control. Instead of being beholden to the pace of mortgage underwriting, international borrowers can act on their own timeline.

Outlook for International Lombard Lending Beyond 2025

The cross-border lending environment is set to expand further. Private banks are investing heavily in technology that allows them to assess risk in real time, monitor collateral instantly and onboard international clients more efficiently. At the same time, global wealth continues to grow, with more clients seeking to diversify holdings into stable markets like the UK.

We expect Lombard lending for international property acquisitions to become even more mainstream. Banks will likely offer improved FX risk hedging tools, more flexible LTVs for diversified portfolios and faster onboarding for clients transferring AUM. Borrowers who understand how these facilities work, and who structure them with sufficient headroom, will continue to benefit from rapid access to one of the world’s most competitive property markets.

How Willow Private Finance Can Help

Willow Private Finance specialises in arranging Lombard loans for international clients acquiring UK property. We understand the complexities of cross-border asset structures, multi-currency portfolios and international compliance requirements. Whether your assets are in Singapore, Zurich, Monaco or Dubai, we can identify which private banks will lend, how they will analyse your collateral and what LTVs are realistic.

We also coordinate between wealth managers, private bankers, solicitors and FX specialists to ensure that the entire transaction is executed without delay. For clients planning to refinance with a UK mortgage later, we build a long-term roadmap that aligns Lombard lending with future income, residency or credit development.

Our work ensures that global clients can act decisively in the UK market while maintaining the integrity of their worldwide wealth strategy.

Frequently Asked Questions

Can I use offshore assets to finance UK property?
Yes. Many private banks accept USD, CHF, EUR, SGD or HKD portfolios as collateral for UK property purchases, provided the assets can be charged legally and efficiently.

Is a UK credit history required for an international Lombard loan?
No. Lombard facilities rely on your collateral, not local credit files or UK income, which makes them ideal for international clients.

Does FX risk affect my borrowing capacity?
Yes. Currency movements influence GBP-equivalent collateral values, so banks apply FX haircuts to ensure safety under market fluctuations.

Can I refinance a Lombard-backed purchase with a mortgage later?
Absolutely. Many international clients complete quickly using a Lombard loan and refinance once they establish UK residency, income or credit.



Do all private banks offer cross-border Lombard lending?
No. Cross-border lending is specialised. Willow Private Finance identifies which banks accept offshore portfolios and which jurisdictions are eligible.

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