Last reviewed: June 2026
TL;DR- True 100% mortgages - where the lender provides the full purchase price with no deposit from the borrower - are not available from mainstream UK lenders in 2026.
- Family-assisted 100% products exist where a family member's savings or property act as the additional security that enables a no-deposit purchase.
- The negative equity risk at 100% LTV is significant - any fall in property value puts the borrower into negative equity immediately.
- A small number of specialist lenders offer products in this space; availability is restricted and rates are higher than standard market rates.
The Current 100% Mortgage Market
True 100% LTV mortgages - where no deposit is required and the lender finances the full purchase price - have not been widely available from mainstream UK mortgage lenders since the financial crisis of 2008. The risks of 100% LTV lending became apparent when property prices fell sharply after 2007, leaving many borrowers in significant negative equity. The FCA's post-crisis mortgage regulation and lender risk appetite have kept mainstream 100% LTV lending off the market.
However, a small number of specialist and building society lenders have introduced family-assisted products that effectively allow 100% LTV borrowing by using a family member's savings or property as additional security to bridge the gap between the borrower's zero deposit and the property's purchase price.
Family-Assisted 100% Products
The most notable example of a 100% type product in the recent UK market is Skipton Building Society's Track Record mortgage (launched 2023), which allows renters with a strong track record of rental payments to borrow up to 100% of the property's value without a deposit, secured solely against the property. The eligibility criteria for this type of product are strict and the maximum loan is capped.
Other family-assisted structures include:
- Springboard/family deposit mortgages: a family member places savings in a linked account as security - the savings act as a substitute for a cash deposit. The family member's savings are at risk if the borrower defaults, though they are typically returned with interest after a defined period if all payments are made.
- Family charge mortgages: a charge is registered against a family member's property as additional security, enabling a higher LTV loan on the purchased property.
Negative Equity Risk at 100% LTV
At 100% LTV, any fall in the property's market value results in immediate negative equity. The borrower owes more than the property is worth from day one if prices fall, and there is no buffer from an initial deposit. This restricts the borrower's ability to sell, remortgage or deal with financial difficulty. Lenders offering 100% type products typically impose strict affordability criteria and property type restrictions to mitigate this risk, but the risk to the borrower remains significant.
Alternatives to Consider
First time buyers who cannot save a deposit may find the following alternatives more accessible and lower risk than attempting to access 100% LTV borrowing:
- Shared ownership: purchase a smaller share of the property, requiring a smaller deposit and mortgage.
- First Homes scheme: discounted new build property reducing the purchase price and therefore the deposit required.
- Lifetime ISA: government bonus boosts deposit savings faster.
- Family gifted deposit: family member provides a cash gift to create a 5-10% deposit, enabling standard 90-95% LTV products.
Frequently Asked Questions
Are 100% mortgages ever likely to return to mainstream UK lending?
This depends on regulatory and market conditions. The FCA's responsible lending rules and lender risk appetite make a widespread return to mainstream 100% LTV lending unlikely in the near term. Specialist family-assisted products will continue to evolve, but full market availability of 100% LTV lending without family support is not anticipated under the current regulatory framework.
What is the Skipton Track Record mortgage?
The Skipton Building Society's Track Record mortgage, launched in 2023, allows renters who can demonstrate a 12-month rental payment track record with no missed payments to borrow up to 100% of the property value, subject to the maximum monthly mortgage payment not exceeding their current rental payment. Specific eligibility criteria and availability should be checked directly with Skipton, as product terms may have changed since launch.
What happens to a family member's savings in a springboard mortgage if the borrower defaults?
If the borrower defaults and the lender repossesses and sells the property for less than the outstanding mortgage, the shortfall is met from the family member's linked savings before those savings are returned. The family member's savings are therefore genuinely at risk in the event of default - this is a significant financial risk that family members should assess carefully before participating in this type of arrangement.
Is 100% LTV available for remortgaging?
Remortgaging at 100% LTV is even more restricted than purchase lending at this level. Most lenders will not remortgage a property where the outstanding loan equals or exceeds the current property value (negative equity). Borrowers in negative equity are typically trapped on their existing lender's SVR or in a limited product transfer range, unless the lender or a specialist offers negative equity remortgage options - which are rare.
