Do I need to bank with a private bank already to get a private bank mortgage?

No, though it helps. Most private banks will consider a mortgage as the opening of a new relationship, not just a product for existing clients. Some, like C.Hoare & Co, are the exception and lend almost exclusively to existing private clients.

How much do I need in assets to qualify for a private bank mortgage?

There's no single threshold — it varies by bank and by case. Some banks expect a meaningful level of assets under management as a condition of lending; others are more flexible if the income and security profile is strong.

Is a private bank mortgage cheaper than a high street mortgage?

Not necessarily. Rates can be competitive, particularly for clients bringing significant assets to the relationship, but arrangement fees and AUM requirements often offset any headline saving. The right comparison depends on the full structure, not just the rate.

Can I get a private bank mortgage as a non-UK resident?

Yes — international and non-resident clients are a core part of the private banking mortgage market, particularly for prime London property. Structuring across jurisdictions and currencies is something private banks are typically well set up to handle.

What's the minimum loan size for a private bank mortgage?

Most private banks focus on loans from around £1-2 million upwards, though this varies by lender and by the wider relationship. Below this level, high street or specialist lending is usually more appropriate.

Can I use investment assets instead of income to secure a mortgage?

Often, yes. Many private banks will lend against a discounted value of a portfolio rather than requiring income alone to support the loan, which is particularly useful for clients with significant wealth but modest salaried income.

Do private banks offer interest-only mortgages?

Yes, more readily than most high street lenders, particularly where there's a credible and evidenced repayment strategy tied to assets, business sale proceeds, or other capital events.

How long does a private bank mortgage take to arrange?

It varies considerably. Because terms are relationship-led rather than templated, timelines can be longer than a straightforward high street application, though a well-prepared case presented to the right bank can still move quickly.

What documents will a private bank ask for?

Expect more than a standard mortgage application — typically a detailed statement of assets and liabilities, business accounts or tax returns for variable income, source of funds and source of wealth evidence, and details of any existing banking relationships.

Can a private bank mortgage be used for buy-to-let or commercial property?

Some private banks will lend on investment or commercial property as part of a wider relationship, though this is less standardised than residential lending and is assessed case by case.

What happens if my income is irregular or made up of bonuses and dividends?

Variable income is typically assessed holistically rather than through a fixed multiplier, which suits business owners, partners, and bonus-heavy earners.

Should I use a broker or approach a private bank directly?

A broker with active private banking relationships will usually have a clearer view of current lending appetite than a client approaching cold, and can present the case to the bank most likely to say yes on the best terms.

Is a private bank mortgage right for every high-net-worth borrower?

No. For a straightforward purchase with clean, provable income and no interest in a new banking relationship, a high street lender is often faster and cheaper. Private bank lending earns its place where complexity, scale, or an existing relationship make it worthwhile.

Lender Guides

InterBay Commercial Mortgages Explained for Investors

A practical guide to InterBay commercial mortgages, including owner-occupied premises, investment property, mixed-use buildings, portfolio refinancing and bridging.

Written By: James Blackler

On Aug 27, 2026

At Oakstead Finance, we work with InterBay regularly and have a practical understanding of how the lender approaches applications. InterBay distributes its commercial products exclusively through mortgage professionals, meaning applicants cannot apply directly, and its underwriting separates owner-occupier, investment, and semi-commercial cases into distinct criteria rather than forcing them into a single product.

How InterBay commercial mortgages work for different property types

InterBay commercial mortgages are specialist loans secured against eligible business, investment, or mixed-use property, with the correct product depending entirely on occupation and income generation. Oakstead Finance’s overview of specialist property finance provides the wider context for transactions that do not fit an ordinary residential or buy-to-let mortgage.

✪ Owner-occupier cases require the property to be used predominantly for the applicant’s own business purpose.
✪ Commercial investment mortgages focus on properties let to business tenants, where rental income drives the affordability assessment.
✪ Semi-commercial mortgages cover mixed-use assets, such as a shop with residential flats above, assessed under a dedicated range.

What counts as a commercial owner-occupier mortgage?

A commercial owner-occupier mortgage finances premises used predominantly by the borrowing business, such as an office, warehouse, workshop, or professional practice.

✪ Underwriters evaluate value, floor area, and productivity to confirm the predominant business use.
✪ Affordability relies on trading business accounts, management information, and recent bank statements.
✪ Any part of the property let to another occupier must be disclosed, as material investment use may shift the case to semi-commercial criteria.

How does InterBay assess affordability and loan-to-value?

InterBay assesses affordability according to the product and source of repayment, with loan-to-value limits depending on the complete case profile.

✪ Investment properties are tested against a stressed interest coverage ratio, typically requiring a minimum of 125% coverage at a stressed pay rate.
✪ Maximum loan-to-value ratios generally reach up to 75% for selected commercial and semi-commercial circumstances.
✪ The lender-appointed valuation determines the value used in the calculation, which may differ from a purchase price or estate-agent estimate.

Can limited companies and portfolios borrow?

Eligible limited companies can obtain InterBay financing, and the lender will also consider refinancing eligible commercial and semi-commercial portfolios. Oakstead Finance’s guide to reviewing a remortgage beyond the headline rate applies equally to commercial refinancing, where valuation costs, legal work, and early repayment charges belong in the comparison.

✪ Corporate applications require matching information across company accounts, ownership records, and the proposed security.
✪ Personal guarantees or additional security may be required, the legal effect of which should be explained by a solicitor.
✪ Portfolio refinancing can consolidate maturity dates or release capital, but cross-collateralisation requires careful legal review.

InterBay at a Glance

Criteria	Detail
Maximum LTV	Up to 75% (80% by referral)
Minimum Loan Size	£200,000
Maximum Loan Size	£1,500,000 (higher by referral)
Affordability (ICR)	Minimum 125% at stressed rate (e.g., 5.7%)
Access Route	Intermediary-only (via mortgage professionals)

Worked Example: Refinancing a Mixed-Use Portfolio

Consider a property investor who owns a mixed-use building valued at £400,000, comprising a ground-floor retail unit and two residential flats above, generating £24,000 in annual rental income. Seeking to refinance an existing higher-rate loan, the investor applies for a semi-commercial mortgage. At a 70% loan-to-value, the maximum loan available is £280,000. The lender assesses affordability by applying a stressed interest rate of 5.7% to the proposed loan, requiring the rental income to cover the mortgage payments by at least 125%. Assuming the stressed annual interest is £15,960, the required rental coverage is £19,950. Since the actual rental income of £24,000 exceeds this threshold, the affordability criteria are met. However, the lender-appointed valuer will also confirm the split use and rental evidence, and a solicitor must review the legal title before completion.

How does InterBay compare to alternatives?

While InterBay offers strong criteria for mixed-use and commercial investment, other specialist lenders may provide better fits depending on the specific complexities of a case.

✪ Shawbrook Bank offers competitive commercial investment mortgages with a strong focus on experienced landlords, though their semi-commercial criteria can be stricter on the maximum allowable residential proportion.
✪ Together Commercial is known for flexibility with complex cases, including adverse credit or unusual property types, making them a viable alternative when standard InterBay criteria are not fully met.

What You Need to Know

✪ InterBay commercial mortgages are strictly intermediary-only, requiring application through a qualified mortgage professional.
✪ The lender separates owner-occupier, investment, and semi-commercial cases into distinct product ranges.
✪ Maximum loan-to-value typically reaches 75%, with affordability assessed using a stressed interest coverage ratio.
✪ Accurate property classification at the outset prevents delays and ensures the correct InterBay commercial mortgages product is selected.

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Frequently Asked Questions

What are InterBay commercial mortgages?

InterBay commercial mortgages are specialist loans secured against eligible business, investment, or mixed-use property. These products are distributed exclusively through mortgage professionals and are tailored to the specific occupation and income profile of the asset.

What is a commercial owner-occupier mortgage?

It finances premises used predominantly by the applicant’s own business. InterBay considers value, floor area, and the income produced when establishing the main use, rather than focusing on rental yield.

What is the maximum loan-to-value for commercial investment?

InterBay currently publishes commercial-investment products at loan-to-value ratios of up to 75%, subject to the individual product and case. Larger or more involved loans may receive individual pricing by referral.

Can a limited company apply for an InterBay mortgage?

Eligible limited companies can obtain InterBay financing under the applicable criteria. The company structure, directors, shareholders, accounts, and proposed security must all satisfy current underwriting standards.

How does InterBay assess affordability for rental properties?

For investment properties, the lender compares the rent with stressed mortgage interest using an applicable coverage requirement, typically a minimum of 125%. Vacant units, lease breaks, and non-recoverable costs can affect this assessment.

Can InterBay finance a partly vacant commercial building?

A part-vacant property may be considered where the complete case supports the risk. The lender will examine current occupation, market demand, and the borrower’s plan for letting the vacant space.

Are InterBay commercial mortgages FCA regulated?

Many commercial mortgages fall outside ordinary residential mortgage regulation. The actual borrower, property use, and transaction determine the regulatory position, which should be confirmed by a mortgage adviser.

Does meeting published criteria guarantee mortgage approval?

No, published criteria provide an initial framework only. Valuation, affordability, credit history, legal work, documents, and final underwriting still apply before any offer is issued.

Written By James Blackler

James Blackler founded Oakstead Finance to give complex cases the attention they're usually denied. Based at Arding & Hobbs in Clapham Junction, he works with London buyers and homeowners whose applications need more than a standard lender checklist; complex income, tight timelines, or a structure most brokers won't take the time to get right.

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