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KMD Financial Planning LLP - Kent
Mortgage Advice in Kent
Independent, whole-of-market mortgage advice from a Chartered Financial Planner. Whether you are buying your first home, moving, remortgaging or raising capital, we help you find a suitable mortgage and manage the process from start to finish.
IndependentFCA RegulatedChartered
Is mortgage advice right for you?
- You want to understand how much you can borrow before you commit.
- You want access to the whole market, not just one lender’s products.
- Your situation is complex - self-employed, contractor or adverse credit.
- You want a professional to handle the application and paperwork for you.
- Your current mortgage deal is ending and you need to remortgage.
Mortgage advice explained
Independent mortgage advice in Kent
The mortgage market in the UK is complex. With hundreds of lenders, thousands of products and constantly changing rates, finding the right mortgage - and securing it successfully - requires knowledge and experience. As independent advisers, we are not tied to any single lender or panel. We search the whole market to find options that genuinely suit your circumstances.
Many borrowers go directly to their bank or use a comparison website, but this can mean missing out on lenders only available through intermediaries, or applying for a mortgage that is not the best fit for their situation. We assess not just the headline rate, but lender criteria, fees, flexibility and overall cost, so you can make an informed decision.
Based in Hartley, Kent, we advise clients across Gravesend, Dartford, Sevenoaks, Maidstone, Tonbridge and the wider South East. Meetings can be held in person or by video call.
What independent mortgage advice means
Being independent means we consider all lenders available to intermediaries - including those who do not appear on comparison sites. We assess first-charge mortgages, further advances, second charges and bridging finance where relevant, and we always recommend based on what is suitable for you.
A note on fees Our mortgage fees are clearly stated before any work begins. Where a lender pays us a procuration fee, we always disclose this. There are no hidden charges. You can view our full fee structure here.
Typical clients:
| Typical clients | First-time buyers, home movers, remortgagers, buy-to-let landlords and those raising capital. |
| Location | Based in Hartley, Kent. Advising across the South East in person or by video call. |
| Service type | One-off mortgage advice with optional ongoing reviews and protection planning. |
| Lender access | Whole-of-market including lenders not available on comparison sites. |
| Initial consultation | Free and no-obligation. |
| Complex cases | Self-employed, contractors, adverse credit and unusual property types considered. |
Types of mortgage
Mortgage advice for every situation
Every borrower’s situation is different. We advise across all the main mortgage types, whether you are taking your first step on to the property ladder, moving to a larger home, or restructuring your borrowing.
First-time buyer mortgages
Buying your first home can be daunting. We walk you through how much you can borrow, explain deposit requirements, government schemes and help you find a lender suited to your income and credit profile.
Home mover mortgages
Moving home involves either porting your existing mortgage, taking out a new one, or a combination of both. We assess whether porting is the right option and compare it against new deals across the market.
Remortgage advice
When your fixed or tracker rate ends, you will move to your lender’s standard variable rate, which is typically much higher. We review the market well in advance of your deal ending to secure a competitive new rate.
Buy-to-let mortgages
Buy-to-let mortgage criteria differ significantly from residential mortgages - lenders assess rental income, portfolio size and personal income differently. We advise both first-time landlords and experienced portfolio investors.
Raising capital
If you want to release equity from your home - for home improvements, helping a family member or consolidating debt - we assess the most appropriate way to do so, considering further advances, remortgage and second charges.
Complex and specialist cases
Self-employed applicants, contractors, those with adverse credit history or non-standard properties can find the mainstream market challenging. We know which lenders take a more flexible view.
Retirement interest-only mortgages
A retirement interest-only (RIO) mortgage lets you borrow in later life and pay only the interest each month. The loan is usually repaid from the sale of your home when you die or move into long-term care. Lenders check you can afford the interest from your pension and other income, including for a surviving partner. Because the debt does not reduce, it leaves less of your home’s value for your family. We arrange RIO mortgages; we do not offer equity release (lifetime mortgages or home reversion plans).
Understanding mortgage rates
Fixed, tracker or variable - which is right for you?
Choosing between mortgage rate types is one of the most important decisions you will make. The right choice depends on your appetite for payment certainty, how long you plan to stay in the property, and your view of interest rates.
Fixed rate
Your interest rate is fixed for an agreed term - typically two, three or five years. Your monthly payment does not change during this period, giving you certainty and protection if rates rise.
Best for: Borrowers who want payment certainty and protection against rate rises.
Tracker rate
Your rate tracks the Bank of England base rate plus a fixed margin. Payments move up or down if the base rate changes. Trackers often have lower initial rates but carry more payment risk.
Best for: Borrowers comfortable with some variability who expect rates to fall.
Standard variable rate (SVR)
The lender’s default rate once an initial deal ends. SVRs are generally higher than new deal rates and can change at the lender’s discretion. Most borrowers benefit from remortgaging before reaching their SVR.
Best for: Rarely the right long-term option - best avoided.
Discount variable rate
A discount applied to the lender’s SVR for an initial period. Rates can still fluctuate as the SVR moves. Less common than fixed or tracker deals.
Best for: Those comfortable with variability who want flexibility without a tracker.
Early repayment charges Most fixed and tracker deals come with early repayment charges (ERCs) if you repay or switch before the deal ends. We always explain the ERC structure so you understand the cost of exiting early if your plans change.
Our approach
How we approach mortgage advice
As a Chartered Independent Financial Adviser, Kris Dabner provides mortgage advice that looks beyond the headline rate. Every recommendation is based on a full assessment of your financial position, goals and the lender market - not on which product pays the highest commission.
- Assess your borrowing positionWe review your income, employment type, credit profile, existing commitments and deposit to establish what you can realistically borrow and from which lenders.
- Search the whole marketWe compare lenders, rates, criteria and total costs across the market - including lenders only available through intermediaries - to identify the most suitable options for your circumstances.
- Provide a clear written recommendationWe explain what we recommend and why in plain English, including the total cost over the initial deal period, any fees involved and the risks of each option.
- Manage the application processWe prepare and submit the mortgage application, liaise with the lender’s underwriters, chase for updates and keep you informed at every stage through to mortgage offer.
- Advise on associated protectionA mortgage is likely to be your largest financial commitment. We can advise on life insurance, critical illness cover and income protection to ensure the mortgage is covered if your circumstances change unexpectedly.
Why clients choose us
Why work with KMD Financial Planning for your mortgage?
Independent
Whole-of-market access
We are not tied to any lender or mortgage panel. We search the full market, including lenders not available on comparison websites, to find options that suit your situation.
Chartered
Chartered standard
Chartered Financial Planner status is awarded by the Chartered Insurance Institute, reflecting rigorous technical knowledge, professional ethics and a commitment to acting in your interests.
Holistic
Mortgage within your wider plan
A mortgage does not exist in isolation. We consider how your borrowing fits with your savings, investments, pension and protection needs to ensure your overall financial position remains sound.
Our process
What working together looks like
We follow a clear, structured process so you know what to expect at every stage. Nothing happens without your agreement, and we keep you informed throughout.
- Free initial conversationA no-obligation call or meeting to understand your goals, timeline and circumstances. We confirm whether and how we can help before any work begins.
- Fact-find and affordability reviewWe gather details of your income, outgoings, credit profile and deposit, and establish what you can borrow and from which lenders.
- Research and recommendationWe search the market and present a clear written recommendation - explaining what we advise, why, and the costs involved.
- Decision in principleWhere required, we obtain a decision in principle from the lender to confirm indicative borrowing before you make an offer on a property.
- Full application and submissionOnce you are ready to proceed, we prepare and submit the full mortgage application, provide the required documentation and liaise with the lender.
- Mortgage offer and completion supportWe chase the lender for updates, respond to any underwriter queries and keep you and your solicitor informed through to mortgage offer and completion.
Mortgage fees
Our mortgage fees depend on the complexity of the case. Factors that typically influence cost include:
- Whether the mortgage is residential or buy-to-let
- The complexity of your income or employment situation
- Whether a decision in principle is required separately
- The number of applications required
We always provide a clear written fee disclosure before any chargeable work begins. Where a lender pays a procuration fee, we disclose this in full. The initial consultation is always free with no obligation.
Common questions
Frequently asked questions about mortgage advice
Do I need a mortgage adviser, or can I go direct to a lender?
You can apply directly to a lender, but doing so means you only have access to that lender’s products and they will not advise you on whether their mortgage is right for you. An independent adviser searches the whole market, considers your full circumstances and recommends a suitable product. This is particularly valuable if your situation is complex - for example if you are self-employed, have a small deposit or have had credit issues in the past.
How much can I borrow?
Most lenders use an income multiple of between 4 and 4.5 times your gross annual income, though some lenders will lend up to 5 or 5.5 times income in certain circumstances. Affordability is also assessed against your outgoings and any existing credit commitments. We can give you a reliable indication of your borrowing capacity based on your specific income type and circumstances before you start looking at properties.
How long does a mortgage application take?
The time from application to mortgage offer varies by lender and the complexity of the case. Straightforward residential applications can receive an offer within one to three weeks; more complex cases or those with underwriting queries can take longer. We manage the process proactively to avoid unnecessary delays.
I am self-employed - can you help?
Yes. Self-employed applicants are assessed differently by different lenders - some use net profit, some use salary plus dividends and some take a more flexible view of retained profits. We know which lenders are most accommodating for self-employed borrowers and how to present your income in the most accurate and favourable way. Most lenders will require at least two years of accounts or tax returns.
Can you help if I have had credit problems in the past?
Adverse credit - including missed payments, defaults, CCJs and previous bankruptcy - does not automatically prevent you from getting a mortgage, but it significantly affects which lenders will consider your application and at what rate. We have access to specialist lenders who consider adverse credit cases and can advise on the most realistic options given your credit history.
When should I start thinking about remortgaging?
We recommend reviewing your mortgage around six months before your current deal ends. Many lenders allow you to secure a new rate up to six months in advance, so starting early means you can lock in a rate without being rushed. Leaving it until your deal expires risks falling on to your lender’s standard variable rate, which is typically significantly higher.
Do you advise on buy-to-let mortgages?
Yes. We advise both first-time landlords and those expanding an existing portfolio. Buy-to-let mortgage criteria differ from residential mortgages - lenders assess rental yield, existing portfolio, personal income and tax position differently. We help you navigate the options and ensure you understand the regulatory and tax implications of buy-to-let ownership before proceeding.
Do you arrange retirement interest-only mortgages?
Yes. A retirement interest-only (RIO) mortgage is for borrowers in later life who can afford the monthly interest from their pension or other income. The loan is normally repaid when your home is sold, after the last borrower dies or moves into long-term care. Because you only pay the interest, the debt does not fall, and it reduces what you leave behind. We arrange RIO mortgages but do not offer equity release, such as lifetime mortgages.
Do you advise clients outside Hartley and Longfield?
Yes. Whilst based in Hartley, Kent, we advise clients across Gravesend, Dartford, Sevenoaks, Maidstone, Tonbridge and the wider South East. Meetings can be held in person or by video call, whichever you prefer.
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Next step
Talk to us about your mortgage
Whether you are buying, moving, remortgaging or raising capital, we can help you understand your options and secure a mortgage that suits your needs and circumstances.
Important information
The information on this page is for information purposes only and does not constitute individual financial advice.
As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments.
Most buy-to-let mortgages are not regulated by the Financial Conduct Authority.
Please seek regulated financial advice tailored to your personal circumstances before making any decisions about a mortgage.
The tax treatment of buy-to-let property depends on individual circumstances and may be subject to change.
Think carefully before securing other debts against your home. Your home may be repossessed if you do not keep up repayments on a mortgage or any other debt secured on it.