If you’d told us a year ago that getting a mortgage for our self-build would feel like running an obstacle course in slow motion, we might have laughed. Now, twelve months later, we’re not laughing — but we are wiser, slightly battle-worn, and still determined to get this thing over the line.
The First Broker and the Planning Amendment Rabbit Hole
We started with optimism and a mortgage broker who seemed confident they could find us the right deal. Then came the first curveball: some lenders apparently don’t like 100% timber cladding. Who knew?
To keep our options open, we submitted a planning amendment for a timber-and-render mix. On paper, it ticked the lender-friendly box. In reality, it looked… well, awful. We decided to stick with our original vision of full timber cladding.
Unfortunately, somewhere between us, the broker, and the paperwork, that decision got lost in translation. By the time it came to light, we’d already started an application with a lender who — you guessed it — didn’t support full timber cladding buildings. That meant hitting the brakes and starting again.
The Second Attempt — and Another Dead End
Round two brought a new lender and renewed hope. But this time, the stumbling block wasn’t the cladding — it was our financing structure.
We have an open-ended loan from a friend to help fund the build. It’s a generous arrangement, but the lender didn’t like the “open conditions” attached to it. In their eyes, it was too risky. Application declined.
Out of Options (For Now)
When that second lender said no, our broker told us they’d exhausted all their options. If we wanted to keep going, we’d need to look elsewhere. So we did.
We approached another mortgage broker, hoping for a fresh perspective. Unfortunately, they ran into similar roadblocks — and uncovered yet another potential problem: the house is surrounded by farm buildings. Lenders, it turns out, can be wary of properties within an operating farm, worrying that noise, smells, or the general “working farm” environment could affect resale value.
A New Hope with Ecology
Just as we were starting to feel like every door was closing, we began a conversation with Ecology Building Society. They work on a case-by-case basis and specialise in projects that other lenders might shy away from. Their reviews are encouraging, and this time we’re dealing directly with the lender rather than through a broker.
Ecology suggested a practical way forward with our friend’s loan. If our friends were willing to amend the agreement to include a clause confirming they wouldn’t expect any repayment before a specific date, Ecology could factor that into their affordability calculation.
Here’s how it would work:
- They’d take the agreed repayment date and calculate the total term left until then.
- That term (in years) would be converted into months.
- The total amount owed would be divided by that number of months.
- The resulting figure would be treated as the monthly amount “coming out” of our available income for affordability purposes.
It’s a more flexible, tailored approach than we’ve seen so far — and it feels like, for the first time in a long while, we might actually be moving forward.
Lessons Learned (So Far)
- Cladding matters more than you think — not just to planners, but to lenders.
- Communication is everything — assumptions can cost you months.
- Lenders like neat, tidy numbers — anything “open-ended” makes them twitchy.
- Location quirks can be deal-breakers — even if you love them, lenders might not.
- The right lender can change the game — especially one willing to think creatively.
Where We Go From Here
We’re cautiously optimistic. Ecology’s approach feels refreshingly human, and if all goes well, we might finally be able to put the mortgage nightmare behind us and start building.
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