100% LTV & Guarantor Mortgages Compared
The UK has more no-deposit and family-assist options than most first-time buyers realise. Track Record, JBSP, Springboard, Income Booster, Family Assist — each fits a different buyer. Here's the comparison.
The Five Main Products
1. Skipton Track Record (Pure 100% LTV)
True no-deposit. Available to renters with at least 12 months of clean rental payment history and a clean credit file. Max mortgage is linked to affordability and rent paid historically. No family involvement required.
Best for: long-term renters paying £1,200+/month, no family help available.
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, Skipton, Leeds BS and others.
Best for: buyers with a modest deposit (5–10%) but affordability falls short of the property price.
3. Barclays Family Springboard
A family member deposits 10% of the property price into a Barclays savings account for 5 years as security. The buyer takes a 100% LTV mortgage. At the end of 5 years, if payments are up-to-date, the helper gets their money back with interest.
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 can contribute income towards affordability. Each "booster" is jointly liable but can contribute just part of the monthly payment. Highly flexible — Gen H's structure allows boosters to come off after a few years.
Best for: buyers who need significant extra borrowing from multiple family members, or whose parents want a time-limited commitment.
5. Family Assist Mortgages (Bath BS, Market Harborough, Vernon, etc.)
A family member's savings or property equity is used as collateral. The buyer takes a 100% LTV mortgage; the family member's collateral is released after 3–5 years if payments are up-to-date. Structure varies by lender.
Best for: parents with a paid-off or low-LTV home who want to help without moving cash, or parents with savings they don't want to gift outright.
Side-by-Side Comparison
| Product | Deposit | Family Needed? | Family Liability |
|---|---|---|---|
| Skipton Track Record | 0% | No | None |
| JBSP (various lenders) | 5–10% | Yes | Full liability on mortgage |
| Barclays Springboard | 0% buyer + 10% family savings | Yes | 10% savings locked 5 years |
| Gen H Income Booster | Up to 5% | Yes (1–4 boosters) | Partial income support |
| Family Assist (various BS) | 0% | Yes | Savings / equity as collateral |
Which Is Right for You?
"I'm a long-term renter with no family support."
Track Record is your main route. Make sure your rental history is clean — 12+ months, no late payments, same tenancy or clear transitions. No new builds.
"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 or a building society Family Assist product. Parents lock up savings for 3–5 years, then get them back with interest.
"My parents own their home outright."
Family Assist products that allow equity-backed collateral — Bath BS, Market Harborough, Vernon, Family BS. Their equity is used as security without them having to liquidate.
Things to Know Before Committing
- Family assist and guarantor commitments affect the helper's own future borrowing. If your parent is guaranteeing £200k, that obligation may reduce their ability to borrow for their own needs.
- Rates are typically 0.3–1% higher than standard 95% LTV products.
- Early repayment charges on the booster/guarantor side can be longer — check before signing.
- JBSP stamp duty: usually only the buyer pays. But HMRC connected-person rules mean some helpers with existing properties may still trigger additional rate SDLT — take conveyancer advice.
- If the helper dies during the term, most products have a clean exit mechanism — but check the specific lender policy.
- Track Record excludes new builds. Other 100% routes may have similar restrictions on flats above shops, short leases, non-standard construction.
Find the Right 100% or Family-Assist Product
Our tool factors in JBSP, Springboard, Track Record and Family Assist routes — see exactly what you could borrow under each. Free for 9 lenders, £9.99 for full 60+.
Run My Affordability CheckFrequently Asked Questions
Can you actually get a 100% mortgage in the UK?
Yes. Skipton's Track Record product offers 100% LTV to renters with 12+ months of rental payment history — no deposit, no guarantor. There are also structured family-assist and guarantor routes (JBSP, Springboard, Income Booster, Family Assist) that effectively achieve 100% borrowing with parental support.
What's the catch with Skipton Track Record?
The rate is typically 0.5–1% higher than a 95% LTV deal, the maximum loan is capped based on affordability plus your rent history, and you need 12+ months of clean rental payment evidence. You also can't use it for new-build purchases. It's the cleanest true-100% option but not the cheapest in total cost terms.
How does JBSP (Joint Borrower Sole Proprietor) work?
A family member's income (typically a parent) is used alongside yours to boost the affordability calculation — but only you are on the title deeds. The family member is jointly liable for the mortgage payments but has no ownership, so there's no second-home stamp duty on their side. Common with Barclays Family Springboard, Halifax family assist, and Generation Home's Income Booster.
What's the difference between a guarantor and Income Booster?
Guarantor: a family member promises to cover payments if you default. Their income isn't used to boost affordability. Income Booster / JBSP: a family member's income is added to your affordability calculation. Income Booster structures give you more borrowing; guarantor structures give the lender more comfort on a stretched application.
Do I pay second-home stamp duty if my parent is on a JBSP?
Usually no, because they're not on the title deeds. However, HMRC rules around connected persons can still trigger additional rate SDLT in some scenarios — especially if the parent already owns a property. Confirm with a conveyancer familiar with JBSP before committing.
