Mortgages for Unusual & Non-Standard Properties
- Ben Stephenson
- Nov 4, 2024
- 6 min read
Updated: Oct 23
If you’re looking to buy or remortgage a home that doesn’t fit the “typical” mould, such as a converted barn, a flat above a shop, an island property, a property with non-standard construction or mixed-use elements, you may have already discovered how difficult mainstream lenders make it. That’s where we step in.
At Manor Mortgages, we specialise in mortgages for unusual property types across the UK, by matching you to specialist lenders who understand and accept non-standard homes.
Why High-Street Lenders Often Say “No”
Mainstream lenders work to very specific criteria. They ask “Is this built in the normal way? Is it in a standard location? Are the occupants typical? Is the property type exactly as expected?”
If the answer to any of those is “no”, their systems might refuse the application before you’ve even spoken to a human.
Here are the typical situations where high-street lenders struggle:
Properties with non-standard construction (e.g., timber frame, steel frame, cob, converted barns)
Homes with mixed-use elements (e.g., residential above commercial premises, holiday-lets, flat over shop)
Island homes or homes with significant water access or remote location
Heritage or listed buildings, or buildings converted from non-residential uses
Unique layouts, non-typical entrants, or freehold/leasehold situations that are unusual.
Because of the perceived extra risk, many lenders either decline outright or impose very restrictive terms (higher interest rate, larger deposit, etc.). That leaves you with limited options unless you use a specialist broker.
How We Help with Specialist Mortgages for Unique Homes
When you approach us with a non-standard property scenario, here’s how we’ll work with you:
1. Tailored lender matching for unusual property types
We don’t apply a “one size fits all” approach. Instead we look at your property’s quirks (construction type, location, mixed use, island or water frontage, over-shop flat, etc.) and match you to lenders in our specialist panel who do accept such cases. By doing this we avoid wasted applications and increase chances of success.
2. Expert case packaging & underwriting support
We’ll help you present your case in the best possible way: preparing supporting documentation, highlighting key strengths (deposit size, income security, clear credit history, etc.), showing how the non-standard features are managed. This helps underwriters view the risk more favourably.
3. Direct access to senior decision-makers
Because we specialise, we have relationships with niche underwriters and decision-makers that many brokers don’t. That means when your case is unusual, we’re not starting at the bottom of the pile but we bring it to people used to handling non-standard, mixed-use or “quirky home” cases.
4. Competitive rates where possible
While specialist mortgages can carry higher risk (and sometimes higher pricing), our aim is always to secure you the best possible deal for your circumstances, not simply the “only” deal. We favour lenders who combine flexibility with fair terms.
Common Scenarios We Support
Here are some real-life examples of property types we’ve helped, and keywords you might relate to:
Island home mortgage UK - A property located on a private island or surrounded by water, where access and location fall outside standard criteria.
Flat above commercial premises mortgage UK - A flat above a shop or café, or mixed-use building where part is residential and part commercial.
Mortgage for non-standard construction house UK - A house built with timber-frame, steel frame, cob, or other non-traditional materials.
Finance for mixed-use residential property UK - A building combining residential living with commercial usage, or holiday-let/residential blend.
Specialist mortgage for quirky houses UK - For homes that simply don’t follow the usual layout, category or classification but are still valid homes.
Mortgage for converted barn UK - A barn or other agricultural outbuilding converted into residential property.
Mortgage for island property with water frontage UK - Unique remote/insular homes where access or location poses extra risk for lenders.
Case Studies - Seeing It In Action
Island property with water frontage
One of our clients wanted to purchase a property located on its own private island, accessible only by boat, and with surrounding water frontage. The major lenders declined due to perceived access and resale risk.
We identified a lender who specialises in remote and island properties, submitted a well-packaged application highlighting strong income and deposit, and secured approval. The buyer now lives on a home others couldn’t finance.
Flat above commercial premises
Another case involved a flat above a hair salon and takeaway in a small town centre. High street lenders labelled it “mixed-use too complex”.
We matched them to a specialist lender with appetite for above-shop flats, organised the correct leasehold verification, demonstrated strong personal credit and income, and achieved completion at competitive terms.
Step-by-Step: How the Application Works
Initial enquiry & property review - You tell us about the property’s non-standard features (location, construction, mix, etc.).
Pre-assessment and lender matching - We run your details through our lender panel and identify which lenders are likely to accept the case.
Submission and packaging - We gather your supporting documents (proof of deposit, income, property plans/valuation, etc.), highlight the non-standard features and how risks are mitigated.
Lender decision & offer - The lender reviews the case; if approved we present the mortgage offer, terms and next steps.
Completion & beyond - We support you through legal conveyancing, valuation, and completion. Then we’re available for future review or remortgage as the property or market changes.
Why Choose Manor Mortgages
Over 20 years’ experience specialising in complex and non-standard mortgages.
A whole-of-market panel of specialist lenders.
A track-record of problem-solving for unique homes
Clear communication, no calf-roping, and transparent explanation of why and how your case will proceed.
Efficient service even for tricky properties, so you get answers rather than “we’ll have to check”.
FAQ: Common Questions on Mortgages for Unusual Homes
Q: Will my mortgage application be declined because the property is non-standard?
A: Not necessarily. Non‐standard construction, remote locations or mixed-use elements do raise lender risk, but if you approach a specialist broker and match with the right lender, you increase your chance greatly.
Q: How do lenders assess non-standard construction homes?
A: They look at the building materials, structural soundness, lifespan, maintenance risks, resale market and insurance. If you can show the property is managed, maintained properly, with appropriate valuation, it helps your case significantly.
Q: Does a flat above a shop count as mixed-use and will that hurt me?
A: Many high‐street lenders downgrade such cases or decline outright. Specialist lenders, however, will assess the residential part’s viability, rental market, leasehold terms and commercial risk and may accept the case, especially if you have strong income/deposit.
Q: Can I remortgage a quirky home?
A: Yes. If you already have a property with non-standard features and you’re looking to remortgage or repay for improvements, we can assist. The key is highlighting how the property has performed, showing no hidden defects and presenting a strong financial standing.
Q: Do I need a bigger deposit for unusual properties?
A: Often yes. Because the lender is taking on greater risk, they may require a larger deposit (for example 20-30% rather than 10-15%) and may impose stricter affordability or term conditions. A specialist broker can help you find lenders with lower deposit requirements for such cases.
Q: What happens if the property is remote (island, water-front) or has unusual access?
A: Lenders will consider issues like access, resale market, valuation difficulty and insurance. If you can show there’s demand for the property type, access is reliable and maintenance is manageable, the risk can be offset. That’s where the right broker-lender match becomes crucial.
Final Thoughts
Owning a unique, unusual or non-standard property doesn’t mean you’re excluded from home-ownership or remortgage opportunities. It simply means you need a lender who understands the quirks and a broker who knows how to package the case. When you have both, the chances of success are significantly higher.
At Manor Mortgages, our focus is on the specialist mortgage for unusual property types UK. We guide you through the extra hurdles, explain what the lender will be looking for, and present your case in its best possible light.
Whether it's a flat above a shop, a remote island home, a converted barn or a timber-frame property, don’t let standard lender rejection stand in your way, speak to us, and let’s find the right lender for your dream home.
Written by Ben Stephenson, CeMAP‑qualified Mortgage Broker, and reviewed by Mortgage Experts.
Manor Mortgages is FCA authorised (496907), has business for nearly 30 years and is highly positively reviewed (4.9 rated on Google). We have helped thousands successfully secure the right mortgage. Bristol based mortgage brokers, but can assist nationwide.