A mortgage broker compares mortgage products from a wide range of lenders and helps you find the most suitable option for your circumstances. At Greenshoots Financial, we handle the research, the paperwork and the lender communications on your behalf. We are based in Bathgate and work with clients across Scotland and the wider UK.

A local broker knows the area, understands how lenders view properties in the region, and can flag anything that might affect your application before it becomes a problem. Rural locations, unusual property types and commuter patterns can all influence how a lender assesses a case - and local knowledge helps us present your application in the strongest way from the outset.

We also have access to mortgage products that are only available through brokers, not directly from the lender.

We are independent and whole-of-market, which means we are not tied to any lender or insurer. Every recommendation is based on what suits you, not what suits us.

We handle the full process on your behalf - from your initial enquiry through to completion - and stay in touch as your deal approaches its end date to review your options before anything changes.

We also help with protection alongside your mortgage, so nothing gets overlooked. And however complex your situation is, we have the experience and market access to find a route forward.

We support first-time buyers across Scotland and understand how unfamiliar the process can feel at the start. We guide you through each stage - from working out what you can borrow, to choosing the right product, to handling the paperwork on your behalf.

For a full walkthrough of the steps involved in buying your first home in Scotland, including LBTT, the Home Report and the offers process, visit our First-Time Buyer Guide.

Insurance plays an important part in protecting what matters most - your family, your business, and your finances. We search the whole market to find the most suitable policies for your individual needs and budget.

We can help you with:

• Life insurance - Provides financial security for your loved ones if you pass away.

• Critical illness cover - Pays out a lump sum if you're diagnosed with a serious illness, helping you focus on recovery without financial stress.

• Income protection - Replaces part of your income if you’re unable to work due to illness or injury.

• Business protection - Protects your business against the loss of a key person, business loan cover, or shareholder protection.

• Private medical insurance - Gives you fast access to private healthcare, reducing waiting times and improving treatment options.

• Home insurance - Protects your property and belongings from unexpected events like fire, theft, or flooding.

We don’t charge a fee for our insurance advice or applications - we are paid directly by the insurer, at no cost to yourself. This means you receive expert, impartial guidance without any upfront cost.

The amount you can borrow depends on your income, outgoings, credit history and the lender's criteria. It can also vary significantly between lenders, which is one of the reasons using a whole-of-market broker makes a difference. We provide personalised affordability assessments and can give you a clear picture of your options before you commit to anything.

The following documents are typically required before moving forward with an application:

✔️ Latest 3 months' bank statements

✔️ If employed - latest 3 months payslips and P60

✔️ Photo ID - driving licence or passport

✔️ Proof of address - utility bill or bank statement dated within the last three months

✔️ Proof of deposit

✔️ Credit report

✔️If you are self-employed, you will usually also need your last two years' SA302 tax calculations and corresponding tax year overviews, or two years' full accounts if you trade through a limited company.

We will confirm exactly what is needed for your specific situation.

An agreement in principle (AIP) is the first step to getting a mortgage. Some lenders also call this a mortgage in principle, mortgage promise or decision in principle. An AIP helps understand how much you could borrow before you apply for a mortgage and it shows estate agents and sellers that you’re serious about buying, and in a position to do it.

In general AIPs involve a soft credit search, which does not affect your credit score. If this is different we will always let you know which applies before proceeding.

We advise on a wide range of buy-to-let mortgages, from straightforward single property purchases to more complex portfolio and limited company cases. Whether you are a first-time landlord or an experienced investor, we can help you understand your options and find a lender suited to your circumstances.

Visit our Buy-to-Let Mortgage page for more detail on how we support landlords in Scotland.

On average, a mortgage application takes between two and six weeks to be approved, depending on your circumstances and the lender's processing times. Complex cases, such as self-employed income or unusual property types, can take longer. We manage the process on your behalf and keep you updated at each stage so you always know where things stand.

Sometimes people who try to organise a mortgage themselves are unsuccessful due to the loan amount or come across credit issues they don’t know about or have a low score. In this case, we can speak to someone the same day to find a suitable lender to fit their circumstances. One size doesn’t fit all and the benefit of an independent broker is we are aligned to your outcome, not an individual lender.

While banks can only offer their own products, a mortgage broker like Greenshoots Financial has access to a wide range of lenders and products. This often means more competitive rates, more choice

A poor credit history or a previous decline does not necessarily mean you cannot get a mortgage. We work with lenders who take a more flexible view of credit issues, and we know which ones are better suited to different circumstances. Before any application is made, we review your credit report with you so there are no surprises.

A fixed rate mortgage locks your interest rate for a set period - typically two, three or five years - so your monthly payment stays the same regardless of what happens to the Bank of England base rate. A tracker mortgage follows the base rate, so your payment can go up or down. Fixed rates offer certainty. Trackers can work in your favour when rates fall but carry more risk when they rise. We explain both options clearly and help you decide which suits your situation.

We have appointments 7 days a week, and we offer evening appointments for people who cannot attend during working hours. You can book a time directly with any of our advisers from the links on our home page.

Our first conversation is informal and there is no obligation. We will typically cover:

• What you are looking to do and your timescales

• Your income, outgoings and deposit position

• Any credit issues or unusual circumstances we should know about

• The types of mortgage that may suit your situation

• What protection you may want to consider alongside your mortgage

• Next steps and what documents we will need from you

You do not need to prepare anything in advance. Just come with your questions and we will work through everything together.

An early repayment charge is a fee some lenders apply if you pay off your mortgage or switch to a new deal before your current fixed or tracker period ends. ERCs vary between lenders and products - some are significant, others are minimal. We always explain the ERC terms of any mortgage we recommend so you understand the full picture before you commit.

For all new clients looking to purchase, remortgage or complete a product transfer, our fee is £495.

For debt consolidation mortgages, our fee is £695.

Specialist cases:

• Subprime purchase mortgages: Up to 1% of the loan amount*

• Bridging loans: Up to 1%*

• Lifetime mortgages: Up to 1%*

• Limited company buy-to-let mortgages: £795.

• Buy-to-let portfolios (2 to 10 properties): Up to 1%*

• Buy-to-let portfolios (11+ properties): Up to 1.25%*

* The final fee will depend on your case's complexity, the research required, and the time involved in managing your application from start to finish. We always confirm your exact fee upfront, so you know precisely what to expect.

When you choose a particular mortgage, you’ll receive a clear, personalised illustration outlining precisely what you’ll pay, including all fees and broker remuneration. This ensures no surprises, and you know exactly what you’re getting.

If the fee disclosed changes at any stage of the advice process (for example, as a result of customer circumstances uncovered during the fact-find process), we will provide the revised fee and payment basis before the fees are due to be paid.

Our fee is payable upon submission of the mortgage application. Any commission due to the broker directly from the lender will be payable at the completion of the mortgage.

If we charge you a fee, and your mortgage does not go ahead, or if you decide not to proceed, you will not receive a refund as this fee covers our administration costs.

At Greenshoots Financial, we believe that our clients should always know exactly what they are paying for and why. This philosophy ensures you receive expert support without surprises, and helps build trust from day one.

When it comes to mortgages, we don’t just look at a handful of options - we research the entire market. We consider your deposit, employment history, income, future plans, and lender-specific criteria to find the most suitable mortgage product for you. This level of research requires significant time, expertise, and diligence.

The mortgage application process is complex and involves:

• Preparing and reviewing extensive documentation.

• Communicating with lenders on your behalf.

• Handling follow-ups and additional requirements.

Our service ensures that your application is as strong as possible, reducing the risk of delays or rejections. Every client’s situation is unique. Our advisors provide bespoke advice, helping you navigate options such as first-time buyer deals, remortgages, or buy-to-let mortgages, all tailored to your specific goals and circumstances.

When it comes to insurance (for example, life cover or income protection), we receive a commission directly from the insurance provider once your policy is set up. This does not affect the price of the policy and also means you can benefit from our full advice and application support without paying a fee yourself.

We believe that protection products, such as life insurance or critical illness cover, are an important part of protecting your home and your family's financial future. Removing the upfront fee means there is nothing stopping you from getting advice on the cover that matters most.