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HTG Mortgages

SPV Mortgages | Expect a Personal Guarantee

Last Updated: August 2026

Featured in The Telegraph • Daily Mail • The Times • Sky News

An SPV, a special purpose vehicle, is a limited company that exists only to hold property, and most limited company buy to let lending runs through one. I arrange SPV mortgages whole of market, with a flat £350 fee. If you are still deciding whether a company is the right route at all, start with company or personal and come back here once the answer is a company.

Expect a personal guarantee: directors, and often shareholders, personally guarantee the company’s mortgage

A brand new SPV is fine. Most are set up just before the purchase, with SIC code 68100 or 68209

Company rent cover is normally tested at 125%, against 145% for many personal higher-rate applications

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As featured in…

Harry Goodliffe, director and FCA-authorised mortgage advisor at HTG Mortgages, at his desk

Meet your Advisor

Harry Goodliffe

  • FCA Authorised
  • Director & Mortgage Advisor

“I‘m not about confusing jargon or passing you from person to person. From our first chat to the day you get the keys, you’ll deal directly with me. I‘ll keep you updated, answer any burning questions, and do everything I can to make the whole process as stress-free as possible.”

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How I place an SPV mortgage

1

Step 1

First Chat

Tell me whether the company exists yet, what it owns, the property you are buying or remortgaging and the expected rent. If the SPV is not set up yet, that is normal, most are formed just before the purchase.

2

Step 2

Research

I check which lenders fit: the company’s SIC codes, the directors’ and shareholders’ positions, the rent cover at company stress rates and how each lender treats new SPVs.

3

Step 3

Application

If the numbers work, I handle the application, including the extra company paperwork lenders ask for, and stay the point of contact through to offer.

4

Step 4

Completion

Your mortgage offer is issued and my flat £350 fee becomes payable. If no offer is issued, you owe me nothing.

About

Our approach.

The thing that most surprises my clients is the personal guarantee. The mortgage is in the company’s name, but the lender will almost always want the directors, and often the shareholders, to personally guarantee it. Limited liability does not mean the lending risk stays with the company, and it is better to know that before you build the structure than at the solicitor stage.

The trade in return is the stress test. Company buy to let lending is normally tested at a rent cover of 125% rather than the 145% many personal higher-rate taxpayer applications get, so the same rent can support more borrowing through a company. Whether that outweighs the costs of running one is a tax question for your accountant, not a mortgage question.

Whole-of-Market Access

Whole-of-market comparison across 120+ lenders

One Flat Fee

A flat £350 fee, payable only once your mortgage offer is issued

Honest Advice

If the right answer is to do nothing, I will say so

Outside My Scope

I do not offer equity release

Speak to an expert

Not sure whether a company is the right route for you? Call me on 01425 203055 or email info@htgmortgages.com. No charge for working out where you stand.

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How I help

I place the mortgage side: matching your SPV, its SIC codes and its ownership to lenders who genuinely take the case, keeping the rent cover working at company rates, and handling the personal guarantee requirements without drama. The company setup itself takes about an hour, and I have written a plain guide to setting up an SPV.

Who this is for

Landlords buying their next property through a company, first time landlords starting with a company from day one, and owners weighing whether to move existing personally-held properties across. That last one has real costs attached, so read transferring property into a limited company before assuming it is worth it.

Why use HTG’s mortgage services?

Available 24/7, so we are always there to help when you need us

We are an independently owned, whole-of-market mortgage broker offering first-charge mortgages

We provide unrivalled customer service, ensuring that you get the care you deserve

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Let’s get your mortgage sorted

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Frequently Asked Questions

Have another question?

A buy to let mortgage made to a special purpose vehicle, a limited company that exists only to hold property. Lenders prefer SPVs to trading companies because the company’s only business is the property, which keeps the risk simple to assess.

Almost always, yes. Directors, and often shareholders above a certain holding, personally guarantee the company’s mortgage. In my experience this is the single thing that most surprises clients about company lending, so I raise it in the first conversation, not the last.

No. Most SPVs are set up shortly before the purchase and lenders are used to that. What matters is the people behind it: your income, credit history and landlord experience are assessed much as they would be on a personal application.

Property-specific SIC codes, most commonly 68100 (buying and selling own real estate) or 68209 (letting and operating of own or leased real estate). A company with trading SIC codes alongside can push you to a smaller pool of lenders, which is one reason a clean SPV is the standard route.

Pricing and fees on company buy to let generally sit above equivalent personal products, though the gap varies by lender and changes over time. The offset is the 125% rent cover test, which can support more borrowing from the same rent. Which side wins depends on your case, and working that out is what an appointment is for.

Plan on 25%, as with most buy to let. The deposit usually reaches the company as a director’s loan, which your accountant should document properly, and lenders will ask where it came from just as they would on a personal application.

You can, but in law it is a sale and purchase: stamp duty, possibly capital gains tax, and a new mortgage all apply. Sometimes it is worth it, often it is not. The transferring property guide linked above covers the real costs, and the tax modelling belongs with an accountant before any mortgage work starts.

Sometimes, and it is not a mortgage question. Corporation tax treatment of mortgage interest is the usual draw, but company running costs and the tax on taking money out push the other way. I stay out of tax advice: model it with an accountant first, then I place the lending.

Harry Goodliffe
Written by Harry Goodliffe
Director & Mortgage Adviser, HTG Mortgages  ·  FCA Authorised (1017945)
CeMAP Qualified  ·  Featured in National Press  ·  South England Prestige Awards 2026/27 winner

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