This article explores the feasibility of repaying a lifetime mortgage early, including considering its pros and cons, and alternative solution
05/01/2026By Pauzible Team · Editorial Team
For many homeowners in later life, a lifetime mortgage offers a way to unlock the equity tied up in their property without needing to move home. This type of loan can provide tax-free cash either as a lump sum or in smaller withdrawals, over time, helping to supplement pensions or fund particular expenses. However, circumstances may change. You might inherit money, downsize or simply decide that you no longer want the debt hanging over your home. This raises an important question: Can you repay your lifetime mortgage early?
What Is a Lifetime Mortgage?
A lifetime mortgage is a type of equity release product that is available to homeowners aged 55 or over. Instead of selling your property, you borrow against its value, with the loan and interest usually being repaid from the proceeds of the sale of the property after you die or move into long-term care. For many, this feature makes these mortgages attractive, as you gain access to cash while staying in your home and retaining ownership.
Can You Repay a Lifetime Mortgage Early?
You can repay a lifetime mortgage early but please be aware of potential penalties. Most lenders allow repayment at any time, but doing so often triggers lifetime mortgage early repayment charges (ERCs). ERCs are fees designed to compensate the lender for the interest they expected to receive over the life of the loan. These can be significant, sometimes reaching as high as 25% of the loan amount in the early years. That said, many products include some built-in flexibility. For example, some lenders allow you to make partial repayments each year, usually up to 10% of the loan, without incurring any ERCs.
Inheritance planning: You might want to repay or reduce the outstanding mortgage balance to leave more to your heirs.
Downsizing: Selling your property and moving to a smaller home may put you in a position to be able to repay the mortgage early.
Financial windfall: Receiving an inheritance, selling another asset or accessing pension savings could give you the funds to repay.
Understanding Early Repayment Charges (ERCs)
The structure of ERCs varies across lenders and products. Common models include:
Fixed-period charges: ERCs apply for a set number of years (8-10 years, for example), starting high and reducing over time. After this period, you can repay without a penalty.
Gilt-linked charges: Here, the ERC depends on the cost of government borrowing at the time you repay. If interest rates have fallen since you took out the loan, charges may be higher; if they have risen, charges may be lower.
No-ERC windows: Some lenders allow penalty-free repayment under specific conditions, such as moving into care or after a partner’s death.
These charges can be complex and costly, so it is essential to read your agreement carefully and ask your mortgage adviser to explain exactly how ERCs are calculated for your product.
Flexible Lifetime Mortgages
Not all lifetime mortgages are the same. A flexible lifetime mortgage is designed to give borrowers more control over repayment. Features may include:
Voluntary repayments: The option to pay back up to 10% of the loan each year without penalties.
Interest payments: Some products allow you to pay the monthly interest, preventing it from compounding.
Drawdown facilities: Instead of taking all the money at once, you can withdraw smaller amounts over time, reducing the interest charged.
These mortgages are popular with those who want equity release but still plan to repay at least part of the loan before death or care.
Alternatives to Repaying Early
If you are considering repaying this type of mortgage, it may be worth exploring alternatives that might be available:
Partial repayments: Instead of clearing the whole loan, consider using the 10% annual allowance, if available. This steadily reduces the balance without triggering ERCs.
Product transfer: Some lenders may allow you to switch to a different product with better terms.
Downsizing protection: Certain providers include clauses that let you sell your home and repay without ERCs if moving to a smaller property.
Key Considerations Before Repaying Early
Check your mortgage contract: Not all lifetime mortgages have the same ERC terms.
Balance cost vs benefit: Compare the penalty against the interest you would save by repaying.
Seek financial advice: Repaying early can affect inheritance tax planning and benefits eligibility.
Family discussion: Since this type of mortgage can often impact inheritance, it is wise to involve beneficiaries in the decision.
Conclusion
A lifetime mortgage can be a powerful tool for releasing equity, but it comes with long-term implications. While repaying early is possible, ERCs mean this is not always the most cost-effective decision. The best approach depends on your individual circumstances, the terms of your agreement and your long-term financial goals. If you are considering repaying your mortgage early, review your contract, speak to your lender and seek professional advice.
FAQs
Q. What is a lifetime mortgage?
A. This mortgage is an equity release product that allows homeowners aged 55 and older to borrow against their property’s value. The loan and interest are usually repaid from the proceeds of the sale of the property after the borrower dies or moves into long-term care.
Q. What are the pitfalls of a lifetime mortgage?
A. Pitfalls include compound interest that can increase the repayment amount significantly, potentially high ERCs, reduced inheritance for beneficiaries and an impact on means-tested benefits.
Q. Can you repay a lifetime mortgage early?
A. Yes, but you may face lifetime mortgage early repayment charges, which could be particularly high in the early years. Some flexible products allow partial repayments each year without a penalty.
Q. How much can you borrow on a lifetime mortgage?
A. The amount depends on your age, the value of your property and your health. Typically, borrowers can access 20-60% of their home’s value. Older borrowers often qualify for higher percentages.
Q. How much interest do you pay on a lifetime mortgage?
A. Interest rates vary and are currently between 5% and 8%. Since interest compounds, the total owed can grow significantly over time. Choosing a flexible option with interest payment alternatives can reduce this.
Q. What are early repayment charges (ERCs) on a mortgage?
A. ERCs are fees applied if you repay your mortgage early. They vary by lender and can be based on a fixed schedule or linked to gilt yields.
Q. What is a flexible lifetime mortgage?
A. This is a type of lifetime mortgage that allows voluntary repayments, interest-only payments or drawdown facilities. This flexibility helps borrowers manage debt and reduce the impact of compounding interest.
Q. Can I move house with this type of mortgage?
A. Yes, most plans are portable, meaning you can transfer your mortgage to a new property. However, the new property must meet the lender’s criteria. Downsizing protection may allow partial repayment without ERCs.
Q. Will repaying early affect my inheritance plans?
A. Yes, clearing or reducing this type of mortgage early can preserve more equity for heirs. However, you should weigh this against the cost of ERCs.
Q. Do I need legal or financial advice before repaying?
A. Yes. As the rules and penalties for lifetime mortgages vary from lender to lender, professional advice ensures that you understand the implications for your finances, benefits and family.
The Pauzible Team consists of finance professionals and property market specialists dedicated to reinventing home ownership and BTL financing. With deep expertise across UK real estate and innovative financial products like Equity Partnership Agreements, we provide landlords and homeowners with the insights they need to unlock equity, navigate market volatility, and build sustainable wealth through property. Our mission is to make complex property finance simpler, quicker, and more accessible for everyone.
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