A mortgage broker looks at your full financial picture, then searches the market to find the mortgage that actually fits you, rather than just offering you their own products. At Greenshoots Financial, that means one point of contact who handles the comparison, the paperwork and the lender conversations, so you don't have to.

A bank advisor can only offer you that bank's own mortgages. A broker like Greenshoots Financial can search across a wide range of lenders and products across the whole market, so you're seeing a genuinely broader picture rather than one provider's range.

A local broker knows the area, the local property market and, often, the local lenders and surveyors too. But the bigger reason is simpler: you get a real person who answers the phone and knows your case, rather than a call centre queue.We also have access to mortgage products that are only available through brokers, not directly from the lender.

Straight answers, no jargon and someone who actually explains what's happening at each stage, not just what to sign. 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 bring decades of experience in client-facing work to every case, and treat your mortgage the way we'd want our own handled.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'll talk through what you're looking to do, whether that's buying, remortgaging or something more specific, and what your current situation looks like. No pressure, no jargon, just an honest conversation about what's possible and what the next step would be.

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.

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.

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'll run the actual numbers for your situation rather than relying on a rule of thumb.

For first-time buyers most mortgages ask for at least 5% of the property price, though a bigger deposit usually gets you a better rate. We'll talk you through what's realistic for the property you have in mind.

An agreement in principle (also known as a decision in principle) usually only involves a soft credit check, which doesn't affect your score. A full mortgage application involves a hard credit check, which can have a small, temporary impact. We'll always tell you which type of check is being run before it happens.

An agreement in principle, sometimes called a decision in principle, is a lender's initial indication of how much they might lend you, based on a quick check of your income and credit. It's not a guaranteed offer, but it shows sellers and estate agents that you're a serious buyer.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.

From application to formal offer, it's usually two to six weeks, depending on the lender and how complex your case is. We'll keep you updated at every stage so you're never left wondering what's happening.

Yes, and it's one of the areas we most enjoy working in. We'll explain every step in plain English, from your first agreement in principle through to picking up the keys.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.

Options include mortgages from 5% deposit, shared ownership, and guarantor or joint borrower sole proprietor mortgages, where a family member's income helps you borrow more. Which one suits you depends on your deposit, income and the property you're after, so it's worth talking it through rather than guessing.

A fixed rate stays the same for an agreed period, so your monthly payment doesn't change even if interest rates rise. A tracker mortgage moves up and down in line with the Bank of England base rate, so your payments can change. Which suits you depends on how much certainty you want versus the chance of a lower rate.

With a repayment mortgage, each monthly payment reduces both the interest and the amount you owe, so it's paid off by the end of the term. With interest-only, you only pay the interest each month, meaning the original loan is still owed at the end, so you'll need a clear plan to repay it. Most residential mortgages today are repayment.

An offset mortgage links your savings to your mortgage balance, so you only pay interest on the difference. It won't suit everyone, but if you keep a healthy savings balance, it can reduce the interest you pay without locking your money away.

Most lenders let you overpay up to 10% of your balance each year without triggering an early repayment charge. Beyond that, you may face a fee, so it's worth checking your specific deal before overpaying a large amount.

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.

We will start to look at rates and your current situation three to six months before your deal ends as the sweet spot. It gives enough time to secure a new rate before you drop onto your lender's standard variable rate, which is usually more expensive.

It can be, for things like home improvements or consolidating other debts, but it does mean borrowing more against your home, so it needs careful thought. We'll talk through whether it's the right move for your circumstances, not just whether it's possible.

Yes, whether you're a first-time landlord or growing an existing portfolio. Buy-to-let works differently to a residential mortgage, so it's worth getting proper advice before you commit.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.

Buy-to-let mortgages are usually assessed on the rental income the property will generate, not just your personal income, and they typically need a bigger deposit, often 25% or more. The rates and fees also tend to differ from a standard residential mortgage.

It's not the dead end it might feel like. There are lenders who specialise in exactly this kind of case, and we'll help you understand your options honestly, including what might need to happen first to improve your chances.

Often, yes, though it depends how recent it was and how the rest of your credit history looks. Some lenders are more flexible than others on this, which is exactly where a broker earns their keep.

It's a mortgage designed for people whose credit history includes things like missed payments, defaults or a CCJ, offered by lenders who take a broader view than the high street banks. Rates are usually a bit higher, but it's a genuine route back onto the property ladder.

Yes. It can feel harder because lenders want more evidence of your income, but plenty of lenders are comfortable with self-employed applicants, especially with the right paperwork in place. This is an area we spend a lot of time in, since it's often where people feel most stuck.

Most lenders ask for two years of accounts or tax returns, though some will consider just one year depending on your circumstances. We'll match you to the lenders most likely to say yes based on what you've got.

Yes, a number of lenders will assess contractors on their day rate rather than needing years of company accounts, provided you meet their contract length and experience criteria. It's a specialist area, so it's worth speaking to a broker who knows which lenders do this well.

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.

Life insurance pays out a lump sum if you die during the policy term. Income protection instead replaces part of your income if you're unable to work due to illness or injury. Many people benefit from having both, since they cover different risks.

Yes, and it's often even more important without an employer's sick pay to fall back on. We can talk you through the options and what suits your situation.

It's not a legal requirement, but it means your mortgage could be paid off, or your family could stay in the home, if the worst happened. Most people arranging a mortgage choose to look at it at the same time.

For all new clients looking to purchase, remortgage or complete a product transfer, our fee is £495. For existing clients there is no fee for an existing property product transfer or remortgage and for a home move or additional funds, the fee is £295.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.Wills & Power of AttorneySingle Will – from £190. For individuals, and includes up to two amendments before it's finalised.Mirror Wills – from £250. For couples, giving you two Wills that reflect each other's wishes.Power of Attorney – from £350, plus the OPG (Scotland) registration fee of £99 and any medical capacity assessment fees, which vary by practice.

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.