Mortgage arrears
What to do if you fall behind on your mortgage, how to get free legal help to stop repossession, and where to find independent debt advice.
If you are falling behind on your mortgage payments, or are worried you might miss an upcoming payment, contact your mortgage lender as soon as possible.
Mortgage lenders must follow strict legal guidelines and should work with you to find a solution before taking court action to repossess your home. They can discuss options such as:
- Temporarily reducing your monthly payments
- Extending your mortgage term to lower your monthly costs
- Adding the arrears to your total mortgage balance
If your lender contacts you by phone or letter, do not ignore them. If you do not understand the terms or figures they send you, ask them to explain them in plain language.
Free legal help to prevent repossession (HLPAS)
If your lender starts legal action to repossess your home, you can get free, government-funded legal advice through the Housing Loss Prevention Advice Service (HLPAS).
You do not need to pay for this service or pass a financial means test. A specialist legal adviser can:
- Help you negotiate with your mortgage lender
- Identify whether you can access benefits or financial support
- Represent you in court if a repossession hearing is scheduled
You can read about Housing Loss Prevention Advice Service provider on GOV.UK.
Support for Mortgage Interest (SMI) loans
If you receive certain qualifying benefits (such as Universal Credit, Pension Credit, or Income Support), you may be eligible for a government loan called Support for Mortgage Interest (SMI).
Key facts about SMI:
- It helps pay the interest on your mortgage, not the capital balance.
- It is a loan, not a benefit payment.
- You must repay the loan with interest when you sell your home, transfer ownership, or die.
You can check if you qualify for Support for Mortgage Interest on GOV.UK.
Free debt and money advice
Never pay for mortgage or debt advice. Independent, free debt advisers can help you work out a realistic household budget and negotiate with your lender on your behalf:
- MoneyHelper mortgage advice: Free, government-backed guides on dealing with mortgage arrears and what to expect from your lender.
- StepChange Debt Charity: Free online debt counselling, personal budgeting support, and mortgage arrears advice.
- Citizens Advice: Free, local guidance with household debt, benefit entitlement checks, and negotiating repayment plans.
- National Debtline: Free telephone and webchat support offering expert advice on mortgage problems and repossession law.
Contact the council if you are at risk of losing your home
If your mortgage lender has started court proceedings or applied for a repossession warrant, contact our housing options team straight away. We can assess your situation and help you explore emergency prevention options before you lose your home.
- Call during office hours: 01843 577901 (Monday to Friday, 9am to 5pm)
- Email: housing@thanet.gov.uk