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Remortgage of 7-bed care home for people with learning disabilities

Remortgage of 7-bed care home for people with learning disabilities

Client: A broker with no knowledge of the care sector approached us to source finance for his client, a registered care home owner with more than 25 years’ experience.

Property: A seven-bed Victorian house in the Midlands which the client owns personally. It is registered and run by the client as a home for people with learning disabilities. The client runs the business through a limited company which pays him rent for the property.

The Business: The client successfully trades the home which turns over around £250k a year and generates profits of c£74k. However, after a statutory inspection in 2016, a Care Quality Commission (CQC) report raised a few minor issues which the client subsequently addressed.

The Finance: The client was looking to raise £210k of capital on the home to repay an expensive bridging loan which he had used to buy out a former business partner from the limited company. 

We approached the business development manager of a high street bank with which we have successfully placed similar deals in the past to discuss the case. After an initial assessment, the she referred the case onto a local relationship manager who is situated closer to the home.

In the meantime, we worked with the broker and his client to put together a proposal for the lender which included:  

  • Trading accounts for the last three years
  • Latest two years’ CQC reports
  • Latest six months’ business and personal bank statements
  • Up to date occupancy schedule with relevant management information

The bank manager then visited the home and the client to discuss possible terms – the client was keen to secure a 10-year fixed rate. Both the home and the proposal passed muster with the manager who confirmed that the bank would be willing to lend subject to the property passing both a valuation and the CQC re-inspection which was scheduled for late 2017.

Confident that the home would pass the CQC inspection, the client gave the go ahead for the property to be valued. The valuation report confirmed that the property was good security for the requested loan.

A nervous wait of a few weeks followed, then in January, the client was delighted to receive a report confirming that the home has passed the reinspection.

We then worked with the broker, his client, the bank and the legal representatives to ensure that the mortgage application was processed through to completion. Here are the details:

Property Details

Property value: £400,000

Loan amount: £210,000

LTV: 52%

Rate: 4.63% 10 year fixed

Term: 15 years’ capital and interest

Lender arrangement fee: 2% of loan amount (£4,200 added to loan)  

Mortgage payment: £1,661 pcm

Consultant Mortgage BrokerAndy Elley01732 471 644


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Mortgages for Business Ltd is registered
in England and Wales No. 2502713.

Registered office:
17 Kings Hill Avenue,
Kings Hill, West Malling,
ME19 4UA.

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Mortgages for Business Ltd is authorised and regulated by the Finance Conduct Authority (No. 313537) to transact regulated mortgages. We are a credit broker, not a lender. We work with the whole of market in sourcing a lender for you; we may receive a commission from the lender, and this amount varies between lenders. The FCA does not regulate some investment mortgage contracts. Mortgages for Business Ltd is a founding member of the National Association of Commercial Finance Brokers, the body that promotes best practice within the commercial finance industry. Telephone calls may be monitored or recorded for training purposes.