100% LTV & Guarantor Mortgages Compared

1. Skipton Track Record (Pure 100% LTV)

True no-deposit. For current or recent renters aged 21+ who have paid rent for 12 months in a row within the last 18 months and haven't owned a UK property in the last 3 years. You need no missed payments on any credit commitment (even a mobile phone bill) in the last 6 months. Otherwise Skipton's usual adverse-credit rules apply, so a small satisfied default or CCJ, or a bankruptcy or IVA discharged 3+ years ago, doesn't automatically rule you out. Loans up to £600,000 at up to 4.49x income, based on affordability and the rent you've been paying (in some cases monthly payments can be up to 150% of your average rent). No family involvement required.

Best for: long-term renters paying £1,200+/month, no family help available.

Other true 100% options: April No Deposit and Melton BS

April Mortgages' No Deposit is open to any buyer, not just renters or first-time buyers, but only on houses (not flats or new build), with 10- or 15-year fixes, up to 4.49x income, a £24,000 minimum income for one applicant and loans of £50,000–£600,000. Melton Building Society's 100% mortgage is for first-time buyers aged 23+ buying in England or Wales (purchase only, not new build). Neither needs family involvement.

2. Joint Borrower Sole Proprietor (JBSP)

A family member (usually a parent) is jointly liable for the mortgage but not on the title deeds. Their income is used to boost affordability. Available from Barclays, Halifax, Generation Home, Buckinghamshire BS, Hinckley & Rugby BS, Metro Bank (up to 100% LTV), Skipton and others (not every lender offers it: Leeds BS and Nationwide, for example, don't).

Best for: buyers whose income alone falls short of the price. Most JBSP lenders want a 5–10% deposit, but Metro Bank goes to 100% LTV where the joint borrowers are homeowning immediate family.

3. Barclays Family Springboard

A helper (usually a family member) puts 10% of the purchase price into a Barclays Helpful Start savings account, locked for 5 years as security. You can buy with no deposit (or up to 9.99%). After 5 years, if payments are up to date, the helper gets the money back with interest. Conditions: borrowing is capped at 4x income (4.49x if your income, alone or jointly, is over £50,000), up to £500,000 over a maximum 35-year term. Purchases only (not limited to first-time buyers), capital and interest only. Not available on new builds, shared ownership or shared equity, alongside a JBSP, or if you own a buy-to-let or second home. Applicants need UK/EU/EEA nationality or a permanent right to reside. While it is locked, the helper's money isn't covered by the FSCS.

Best for: families with £20k+ liquid cash who prefer not to gift the deposit outright.

4. Generation Home Income Booster

Up to four family members (boosters) can add their income to the application. Every booster is jointly and fully liable for the whole mortgage, as with JBSP, though they are on the mortgage, not the deeds. Above 80% LTV boosters must be close relatives. With a booster, borrowing is capped at 4.49x income, and at 95% LTV new build isn't allowed. Boosters come off automatically only when one reaches Gen H's age limit; removing one earlier needs a remortgage that passes affordability.

Best for: buyers who need significant extra borrowing from up to four family members, all of whom are fully liable for the mortgage.

5. Family Assist Mortgages (Family Building Society, Tipton & Coseley BS, etc.)

A family member's savings (held in a linked savings account with the lender) or a charge over part of the equity in their home is used as extra security, so the buyer can borrow up to 100% of the price. The security plus any deposit usually has to reach about 20% of the price. It is released once the lender's conditions are met, for example at the end of the fixed rate (Family BS) or once the loan falls to 80% LTV (Tipton). Structure varies by lender. If you can't keep up repayments and the home is sold for less than you owe, the lender can use the helper's savings, or enforce the charge over their home, to cover the shortfall. Lenders usually require helpers to take their own legal advice first.

Best for: parents with a paid-off or low-LTV home, or savings they don't want to gift outright, who accept that their home or savings could be used to cover a shortfall if repayments aren't kept up.

Accord £5k Deposit Mortgage

A flat £5,000 deposit whatever the purchase price — on a £250,000 home that's a 98% mortgage. Available on homes priced £100,000–£500,000 where at least one applicant is a first-time buyer, with a higher credit-score bar than standard lending. Note: not available on new-build properties.

Best for: first-time buyers with strong credit and income who can save £5k but would take years to reach 5–10%.

Cambridge BS First Step (98% LTV)

Relaunched in March 2026 and open to all brokers since 8 July 2026: a 2% deposit (which can be gifted by close family), first-time buyers only, with 2- and 5-year fixes (the 5-year was added on 1 October 2026). Up to 5.5x income, loans up to £500,000, minimum property value £100,000, repayment only. New-build houses are accepted; new-build flats are not.

Best for: first-time buyers with a small (or gifted) deposit — including new-build house purchases the Accord product excludes.

Halifax £5,000 Deposit mortgage

A flat £5,000 deposit, also sold direct by Lloyds Bank. Every applicant must be a first-time buyer, the price must be £102,000–£300,000, and the deposit must be your own money (not gifted). Not available on new build, shared ownership or shared equity; borrowing is capped at 4.49x income and there is a minimum credit score.

Leeds BS Start (95–98% LTV)

At least one first-time buyer (no mortgage in the last 3 years), household income of £30,000+, up to 5x income, loans up to £500,000. Not available on new build.

Newcastle BS First Step (95.01–98% LTV)

At least one first-time buyer; a deposit of 2% or £5,000, whichever is higher, from your own resources (gifted deposits aren't accepted); purchase only, not new build; maximum loan £350,000; repayment only.

Perenna 95% + Builder's 5% Incentive (new-build houses)

On new-build houses, Perenna's 95% mortgage (loans up to £750,000) can use a builder's financial incentive of up to 5% of the price or valuation, whichever is lower, as the whole deposit, so you put nothing of your own towards the deposit (subject to Perenna's criteria; fees and any stamp duty are still yours to pay). If the valuation comes in below the price, the gap is yours to fund. New-build and newly converted flats are capped at 80% LTV with Perenna, so this route doesn't work for flats. Perenna's long-term fixed-rate structure reduces remortgage risk while the loan is at high LTV. With no deposit of your own, a fall in prices could leave you owing more than the home is worth (negative equity), which can make moving or switching harder. See our gifted deposits guide for how lenders treat builder incentives.

Best for: new-build house buyers with no savings where the developer is offering a 5% deposit contribution.

"I'm a long-term renter with no family support."

Track Record is one option for long-term renters. It needs 12 months' rent paid in a row within the last 18 months and no UK property owned in the last 3 years, and it isn't available on new-build flats. April Mortgages' No Deposit is open to any buyer (houses only, not flats or new build), and Melton BS's 100% mortgage is for first-time buyers (not new build).

"I have a deposit but my affordability is low."

JBSP with a parent income-booster, or Generation Home's Income Booster. You keep ownership; their income bumps affordability.

"My parents have cash but don't want to gift it."

Barclays Springboard (not available on new builds) or a building society Family Assist product. Parents lock up savings for 3–5 years, then get them back with interest if the mortgage payments have been kept up. If payments are missed the money can stay locked for longer, and if the home is repossessed and sold for less than is owed, the helper could lose some or all of it.

"My parents own their home outright."

Family Assist products that take a charge over part of the parents' home as security, such as Family Building Society's Family Mortgage and Tipton & Coseley's Family Assist range. Their equity is used as security without them having to sell or remortgage. If you can't keep up repayments and your home is sold for less than you owe, the lender can enforce the charge over your parents' home to cover the shortfall. Lenders usually require helpers to take their own legal advice first. (Bath BS takes this kind of security only on its 100% Rent a Room lodger mortgage, and Vernon only on its Buy for Uni student mortgage.)