"We've seen clients renegotiate prices and split the extra stamp duty costs with sellers"
Navigating the shifting sands of London’s property market has always been a challenge, but recent legislative changes have added new layers of complexity. Samantha Lindsay (pictured), founder of My Mortgage Angel, is on the frontlines of this evolving landscape, helping buy-to-let investors and homeowners adapt to the latest hurdles. For her, the key is tailoring advice to each client’s unique situation.
“We treat every client as an individual,” she explained. “It’s about security - financial security, but also physical security.”
The concept of security, Lindsay emphasized, goes beyond the numbers. Even in the buy-to-let sector, landlords must consider factors that could impact tenants’ safety and wellbeing.
"Think about the location," she said. "Are your tenants going to feel safe walking from the station to the property you're buying?"
The recent changes to stamp duty rules exemplify how unexpected costs can disrupt even the best-laid plans. Here, many buyers were caught off guard, forcing them to reassess budgets.
"Another unexpected cost came through, and I don’t think anybody really saw that coming," Lindsay added. “We’ve seen clients renegotiate purchase prices and split the extra stamp duty costs with sellers.”
However, stamp duty isn’t the only challenge landlords face. Over recent years, tax changes, stricter eviction rules, and new energy performance requirements have dramatically reshaped the buy-to-let market.
“There’s been a 15% reduction in buy-to-let business this year versus last year. You’ve got changes with mortgage interest deductions, tighter rules on evictions, and now energy performance certificates pushing landlords to make properties greener. It’s a lot to take on."
Despite the pressures, Lindsay believes these challenges have created opportunities for more professional landlords.
“If all you do is property, you’ve got economies of scale,” she explained. “You’ve got a maintenance team, contracts in place, and you understand the rules because it’s your full-time job. It’s much easier to handle than if it’s just a side project alongside your career and family.”
Buy-to-let mortgage issues
Navigating the buy-to-let mortgage space is another intricate task, further complicated by the lack of streamlined tools for property investors. Unlike residential mortgages, which benefit from systems that compare dozens of lenders at once, buy-to-let requires a more hands-on approach.
“I haven’t found a buy-to-let calculator that works universally,” Lindsay said. “It’s painstaking. You have to understand the client’s specific situation, their goals, and what they’re trying to achieve.”
This granular approach extends to every step of the process, from assessing the type of tenant the property will attract to forecasting financial scenarios years down the line.
“It’s not just about saying, ‘I want to buy an investment property’. It’s, ‘Who are you going to rent it to? What’s your situation going to look like when this two-year or five-year fixed rate ends?’”
Lenders, Lindsay noted, have begun to adapt their offerings to address some of the challenges landlords face. For instance, portfolio landlord products now cater specifically to those owning multiple properties.
“If you own more than four investment properties, you’re subject to different rules,” she explained. While these adjustments provide some relief, she acknowledges that every case remains highly dependent on individual circumstances.
The volatility of mortgage rates has further shifted client behaviour, with borrowers becoming more cautious and strategic.
“Gone are the days when you could just wait for your rate to drop,” Lindsay observed. Instead, clients are planning more meticulously, aware that rates are often higher than they were when their previous mortgage was secured. This has led many to opt for two-year fixed-rate mortgages, despite their higher costs, in hopes of better terms down the line.
“Sometimes it makes sense,” she said, “especially if property values or job situations are expected to improve in that time.”
Pandemic impact on property
The pandemic has also left a lasting mark on property trends. Lindsay has noticed a sharp decline in the importance of transport links, which were once a top priority for buyers.
“People aren’t in the office five days a week anymore,” she points out. “Instead, there’s a much higher incentive for outdoor space. Flats without outside areas are less appealing now.”
Looking ahead, Lindsay sees a bright spot in the opportunities created by market shifts. Properties that fail to meet upcoming energy efficiency standards, for instance, are often sold off by smaller landlords, creating openings for first-time buyers or those investing through limited companies.
“It’s less about the accidental landlord holding on to one or two properties,” she says, “and more about long-term planning and professional investment.”
At the core of My Mortgage Angel’s approach is a commitment to education and empowerment.
"We sit down with clients, map out their options, and plan for the future," Lindsay explained. “Some are ready to go immediately, while others need to tweak their finances or save a bit more. Either way, it’s about finding the best path forward.”
