The latest mortgage market figures contain an important signal for anyone responsible for a homebuyer’s experience.
Bank of England data for the second quarter of 2026 shows that 8.4% of gross mortgage advances were above 90% loan to value. That was the highest share since the second quarter of 2008. The share of lending above 75% loan to value also rose to 47.5%, its highest level since the final quarter of 2007.
Those figures are not, by themselves, evidence that borrowers are taking unsuitable risks. They describe the mix of new lending across the market, not the circumstances of every household. But they do reinforce a practical point: when a buyer is contributing a smaller deposit, unexpected costs, unclear next steps and avoidable delays can feel particularly significant.
For brokers, that makes the experience after the mortgage recommendation an important part of protecting the trust already earned.
What the Q2 figures actually show
Gross mortgage advances rose by 11.1% during the quarter to £77.4 billion. New mortgage commitments, which indicate lending agreed for the coming months, rose by 1.4% to £79.2 billion.
The market also recorded a higher proportion of lending at elevated loan-to-value and loan-to-income ratios. At the same time, the value of outstanding mortgage balances in arrears fell to £19.7 billion, down 1.9% from the previous quarter and 7.3% from a year earlier.
The balanced reading matters. More high-LTV lending does not automatically mean worsening borrower outcomes. It does suggest that a meaningful group of clients may have less cash flexibility once their deposit and other moving costs are taken into account.
A smaller deposit can make uncertainty feel larger
Buying a home already asks clients to manage several connected processes: the mortgage, valuation, legal work, surveys, the chain and the practical move itself.
For a client using a higher proportion of borrowing, a surprise can carry more weight. A previously unexplained fee, an additional search, a survey finding or a shift in the expected timetable may affect both their budget and their confidence.
That is why clarity should begin before the referral. Clients benefit from understanding what the quoted legal fee covers, what may sit outside it, which stages depend on other parties and how they will be kept informed.
This is not about promising a frictionless transaction. It is about giving clients a realistic map of the journey and making sure they know who owns the next step.
The mortgage decision is only one part of the move
Official guidance for buyers in England and Wales is clear that an accepted offer is not legally binding until contracts are exchanged. The buyer also needs a legal professional to carry out the conveyancing process, including the searches that can reveal issues affecting the property.
That gap between an accepted offer, a mortgage decision and exchange is where uncertainty can grow. A buyer may reasonably feel that the hardest part is over once the mortgage is agreed, while the legal transaction still has important questions to resolve.
Good communication helps clients understand that distinction without making the process sound alarming. It can also help the broker spot when a legal, property or funding issue may require the client to revisit their mortgage arrangements.
A referral is a transfer of trust
When a broker recommends a conveyancing team, the client often sees the next firm as an extension of the service they have already received. The quality of the handover therefore matters.
Official government guidance also reminds buyers that they do not have to use a firm recommended by an estate agent or lender, and that any referral payment must be disclosed. A responsible recommendation should make the client’s choice clear and explain why the suggested service may suit their needs.
The strongest referrals are based on service fit, not convenience alone. They connect the client to a team that can explain the legal process plainly, set realistic expectations and keep the right people informed.
What should brokers look for now?
Before recommending a conveyancing partner, it is worth asking:
- Is the client’s freedom to choose clear, including any referral arrangement?
- Does the quote explain likely inclusions, exclusions and possible additional costs?
- Will the client receive a clear introduction and know who is responsible for the next action?
- Are updates regular enough to prevent unnecessary chasing?
- Can the broker receive appropriate visibility when an issue affects the mortgage or transaction?
- Is the service model designed to give each matter enough attention?
At BPLS, smaller caseloads, weekly client contact and appropriate broker visibility are deliberate service choices. They do not guarantee a particular speed or outcome, but they are intended to support a clearer, more accountable experience.
Higher-LTV lending makes that experience especially relevant. The right conveyancing team should help the client understand the road ahead while reinforcing, rather than weakening, the confidence created during mortgage advice.