Mortgage affordability
When mortgage payments become difficult
Understand the options available before the position gets harder to fix.
The short answer
If mortgage payments are becoming difficult, contact the lender early and get free independent debt advice. Lenders are expected to treat borrowers in difficulty fairly and may be able to change the term or arrange temporary help. Selling is one option among several, and it is usually a stronger option taken early, while there is time to market the property properly.
What this means
Lenders regulated by the FCA are expected to deal fairly with borrowers in payment difficulty. Talking to them early normally widens the options rather than narrowing them.
Free, impartial debt advice is available in Scotland and it costs nothing to take. An adviser can look at the whole picture, not just the mortgage.
Selling is a legitimate answer for some households, particularly where the property is larger or more expensive than the situation now supports. Selling early, on the open market, generally produces a better outcome than selling under pressure later.
Your possible options
These are possibilities to consider, not recommendations. Which of them fits depends on your own circumstances.
Speak to the lender about the account
Lenders can sometimes change the term, move a loan temporarily to interest-only, or agree a short payment arrangement.
Specialist advice: Only your lender can confirm what is available on your account.
Get free independent debt advice
Services in Scotland can review income, priority debts and entitlements without charge.
Specialist advice: Independent debt adviser.
Review the mortgage itself
A different product or term may reduce the monthly payment, subject to eligibility.
Specialist advice: Mortgage advice is regulated — speak to an FCA-authorised adviser.
Reduce other costs before touching the property
Sometimes the property is not the problem. A full budget review can change the conclusion.
Sell and move to something more affordable
A planned open-market sale keeps control of price and timing in your hands.
Consider a faster sale route
Faster routes exist, but offers are normally below open-market value. Compare them honestly against a normal sale before deciding.
What should I do first?
- Contact the lender and tell them the position.
- Book free independent debt advice.
- Check what is actually owed, including any second charge.
- Find out what the property is realistically worth now.
- Work out the equity after selling costs and redemption.
- Compare staying, changing the mortgage and selling side by side.
- Decide with advice, not under pressure.
- If selling is right, start early enough to market properly.
You may need specialist advice
Lothian Property publishes property information. It is not a law firm, lender, financial adviser or estate agent, and the professionals below are independent of us.
- Your lender
- Lenders can only discuss your account, redemption figure or forbearance options with you directly.
- Independent debt adviser
- Free, impartial help is available from services such as Citizens Advice Scotland and the Money Advice Service.
- Mortgage adviser
- Borrowing, porting and affordability are regulated advice. An FCA-authorised adviser can review your options.
- Scottish solicitor
- Scots property law differs from England and Wales. A solicitor regulated by the Law Society of Scotland can advise on your specific position.
What to do next
Understand your property position first
Tell us about the property and what has changed. We will set out what the information says, with no obligation to sell and no pressure to decide anything today.
Common questions
- Should I stop paying my mortgage while I decide?
- No. Missed payments have consequences for your credit file and for the lender's options. Speak to the lender and to a debt adviser before changing anything.
- Will selling clear the mortgage?
- It depends on the sale price, the redemption figure and the costs of selling. Working out that arithmetic honestly is the first useful step.
- Is a quick sale a good idea?
- Sometimes, where speed genuinely matters. Offers on faster routes are normally below open-market value, so compare the two properly.
Sources
- Citizens Advice Scotland — charity
- Scottish Government — buying and selling a home — government
- Financial Conduct Authority — regulator
Related situations and guides
About Lothian Property
An independent starting point, not an estate agency
Lothian Property is an independent property information and introduction service. We are not an estate agency. We help homeowners understand their property, their options and their local market, and — where appropriate and only with your permission — introduce them to independent estate agents and other property professionals who can assist.
How Lothian Property worksPrepared by Lothian Property. Information last reviewed 2026-08-18; next review due 2027-02-18. General property information for Scotland, not legal, tax or financial advice. Editorial policy.