1. Are You FCA Authorised to Provide Mortgage Advice?
Why ask? Because it's important to establish that the business has the appropriate regulatory status and permissions.
In the UK, firms providing regulated residential mortgage advice generally need FCA authorisation or an appropriate appointed representative arrangement.
Before proceeding, check the business using the FCA's official tools.
You should confirm:
- The firm's regulatory status.
- Whether it has permission for the relevant mortgage activities.
- Whether it operates as an appointed representative.
- Whether its contact details match those recorded by the FCA.
Remember that authorisation for one financial activity doesn't automatically cover every type of financial service.
Useful resource: FCA Firm Checker.
Related guide: How to Check if a Mortgage Advisor Is FCA Authorised.
2. Which Mortgage Lenders Can You Consider?
Why ask? Because mortgage advisers don't all have access to the same lenders or products.
Some advisers work directly for banks or building societies and generally recommend their employer's products.
Others work with several lenders.
Some describe themselves as whole of market, indicating broad access to mortgage products, although this doesn't necessarily include every lender or product.
A useful follow-up question is:
"Are there any lenders or mortgage products you can't consider?"
Understanding the adviser's lender access can help you compare services.
Related guide: Mortgage Advisor vs Mortgage Broker: What's the Difference?
3. How Much Will Your Mortgage Advice Cost?
Why ask? Because the cost of mortgage advice varies between businesses.
Some advisers charge a fixed fee, while others charge a percentage of the mortgage amount.
Some receive commission from the mortgage lender, and others receive both commission and a customer fee.
Before proceeding, establish:
- Whether you'll pay an advice fee.
- How much that fee will be.
- Whether the adviser receives lender commission.
- When any customer fee becomes payable.
- Whether the fee is refundable if the mortgage doesn't proceed.
Don't assume that a free initial consultation means the entire advice service is free.
Related guide: How Much Does a Mortgage Advisor Cost in the UK?
4. Do You Regularly Handle Mortgages Like Mine?
Why ask? Because experience with your type of mortgage enquiry may be valuable.
Mortgage requirements can vary depending on whether you're buying your first property, moving, remortgaging or purchasing a buy-to-let property.
For example:
First-time buyers may want help understanding deposits, affordability and the application process.
Home movers may need to explore a new mortgage or whether an existing mortgage can be transferred to another property.
Remortgage customers may want to compare available options as an existing mortgage deal approaches its end.
Buy-to-let customers may need an adviser familiar with different lender requirements and the relevant regulatory framework.
Ask whether the adviser regularly works with customers whose requirements are similar to yours.
5. How Will You Decide Which Mortgage to Recommend?
Why ask? Because understanding the recommendation process can help you assess the adviser's approach.
A regulated mortgage adviser should consider relevant information about your needs and circumstances before making a personalised recommendation.
This may include your income, expenditure, borrowing requirements and preferences.
You can ask:
"What information will you need from me, and how will you explain why a particular mortgage is suitable?"
The adviser should be able to explain their recommendation in terms you understand.
It's also reasonable to ask about alternatives and any important disadvantages.
Ready to Find a Mortgage Adviser?
Looking for a local mortgage advisor?
Local Advisors can help match you with a mortgage adviser who covers your area.
You can discuss your mortgage requirements during a free initial consultation, with no obligation to proceed.
- ✓ Free matching service
- ✓ Free initial consultation
- ✓ No obligation to proceed
6. What Are the Total Costs of the Mortgage?
Why ask? Because the interest rate is only one part of a mortgage's overall cost.
Depending on the product, there may be:
- Mortgage arrangement or product fees.
- Valuation fees.
- Mortgage-advice fees.
- Early repayment charges.
- Other lender charges.
You may also need to consider how the interest rate could change after an introductory deal ends.
Ask the adviser to explain the overall cost of a recommended mortgage, not simply the advertised interest rate.
A mortgage illustration provides important information about the product, repayments, charges and other features.
Useful question: "Can you explain the total costs and any important charges I should know about?"
7. What Happens if My Mortgage Application Is Declined?
Why ask? Because no adviser can guarantee that a lender will approve an application.
Mortgage lenders make their own decisions using their lending criteria.
An adviser may be able to explain how they assess potential lender suitability before an application is submitted.
You can also ask what assistance they would provide if an application were unsuccessful.
For example:
- Would they explain the lender's response?
- Could they help you understand possible next steps?
- Would additional adviser fees apply?
The answers can help you understand the support available.
8. Who Will Manage My Mortgage Application?
Why ask? Because the person who initially speaks to you may not be the person managing the application.
Some mortgage businesses have dedicated administrators or case managers.
Others provide a more direct service through an individual adviser.
Neither arrangement is automatically better.
Ask:
"Who will be my main point of contact, and how will I receive updates?"
It's useful to know who to contact if you have questions or need to provide additional documents.
9. Can We Communicate Remotely, or Do You Offer Face-to-Face Appointments?
Why ask? Because the best communication arrangement depends on your preferences.
Many mortgage advisers offer telephone, email or video consultations.
Others also provide face-to-face appointments.
You don't necessarily need an adviser based in your town to receive mortgage advice.
Someone who covers your area and offers remote appointments may provide the service you need.
Consider asking:
- How will our initial consultation take place?
- Can documents be provided securely online?
- Are face-to-face appointments available if I prefer them?
- What are your usual response times?
Choose an arrangement you're comfortable with.
10. What Happens After I Receive Your Recommendation?
Why ask? Because understanding the next steps can help you make an informed decision.
Ask the adviser to explain:
- How the mortgage recommendation will be presented.
- What documents you'll receive.
- Whether they will help submit the application.
- What support they'll provide while the lender considers it.
- Whether any additional fees could become payable.
You should have the opportunity to understand the recommendation and ask questions before deciding whether to proceed.
Remember: Receiving an initial consultation doesn't mean you're obliged to accept a recommendation or proceed with an application.
A Quick Checklist Before Choosing Your Mortgage Adviser
Before deciding, make sure you're comfortable with the answers to these questions.
| What to check | Why it matters |
|---|---|
| FCA status and permissions | Helps establish whether the business can provide the relevant regulated services |
| Lender access | Shows which mortgage options the adviser can consider |
| Fees and commission | Helps you understand the cost of the service |
| Relevant experience | Helps you assess familiarity with your mortgage requirements |
| Recommendation process | Explains how your circumstances will be considered |
| Mortgage costs | Helps you understand more than just the interest rate |
| Unsuccessful applications | Clarifies what support may be available |
| Application management | Identifies who will handle your case |
| Communication options | Helps you choose a convenient service |
| Next steps | Clarifies what happens before and after a recommendation |
You don't need to memorise every question.
The important thing is to understand the service and feel comfortable asking for clarification.
Should You Speak to More Than One Mortgage Adviser?
Speaking to more than one adviser can help you compare fees, services and communication styles.
For example, one adviser may charge a fixed fee while another receives commission from the lender.
Their lender access may also differ.
It's worth understanding these differences before committing.
However, you don't necessarily need to speak to numerous advisers if you're satisfied that one offers a suitable service.
Related guide: How to Choose a Mortgage Advisor in the UK.
How Local Advisors Can Help
Local Advisors is a UK mortgage-adviser introduction service.
We help customers looking for mortgage advice connect with advisers who cover their area.
Our service is designed for people seeking assistance with mainstream residential mortgages and buy-to-let enquiries.
Before accepting adviser businesses onto our platform, we carry out checks covering FCA status, business websites, wider online presence, Google Business Profiles, customer reviews and ICO registration.
These checks help us assess the businesses we work with. They don't guarantee that an adviser will be suitable for every customer or replace your own checks.
Is Local Advisors a Mortgage Adviser?
No.
Local Advisors is an introduction and marketing service, not an FCA-authorised mortgage adviser.
We don't provide personalised mortgage recommendations or advise customers which mortgage product to choose.
Any regulated mortgage advice is provided by the adviser you're introduced to.
Frequently Asked Questions
What should I ask a mortgage advisor at the first meeting?
Start by asking about FCA authorisation, lender access, fees, experience with your mortgage requirements and how the application process works.
Is the first mortgage advisor consultation free?
Many advisers offer an initial consultation without charge, but you should confirm this beforehand.
Local Advisors' matching service is free, and the advisers introduced through our service offer a free initial consultation.
Should I choose a local mortgage advisor?
That depends on your preferences. You may prefer face-to-face appointments, but an adviser who covers your area and works remotely may be equally convenient.
Can a mortgage advisor guarantee approval?
No. Mortgage lenders make their own lending decisions, and approval depends on the applicant, property and lender's requirements.
Should I ask whether a mortgage broker is whole of market?
Yes. Understanding the range of lenders and products an adviser can consider is an important part of comparing services.
Do I have to use the first mortgage adviser I speak to?
No. An initial conversation doesn't mean you must proceed. Check whether any fees or other obligations apply before formally instructing an adviser.
Does Local Advisors charge for matching customers with advisers?
No. Our matching service is free for customers. Any applicable mortgage-advice fees are separate and should be explained by the adviser.
Looking for a Local Mortgage Advisor?
We'll help match you with a mortgage adviser who covers your area.
Whether you're buying your first home, moving house, remortgaging or exploring a buy-to-let mortgage, Local Advisors offers a straightforward way to find someone to speak to.
You don't need to find an adviser physically based nearby. Advisers may offer telephone, video or face-to-face consultations depending on their service.
- ✓ Free matching service
- ✓ Free initial consultation
- ✓ No obligation to proceed
Local Advisors provides a mortgage-adviser introduction service. We don't provide regulated mortgage advice, and any applicable advice fees are agreed separately with the adviser.
Further Reading
MoneyHelper: Mortgage Advice — Should You Use a Mortgage Adviser?
MoneyHelper: Financial Adviser Fees.
Financial Conduct Authority: How to Check a Firm or Individual Is Authorised.