NatWest fix ends 31/07/2023

Kerreh

Hi

Apologies if this is covered elsewhere - I did search but couldn't seem to find anything appropriate.

Currently on a 2.39% fix with NatWest, ending 31/07/23, I understand I'll soon be in the 6 month window where I can start reviewing potential product transfer or remortgage elsewhere but it has raised a few thoughts:

1. I'm overpaying as much as I can (within the 10% overpayment that is allowed) to get the capital as low as possible before a new deal - I should have under 65% LTV before 31/07/23 - if I agreed a product transfer and/or set in motion a remortage with another supplier ahead of reaching that % would my offer be based on the LTV at time of agreeing deal or the 'ultimate' what it would be at the end of the current fix (which would be under 65%)?

2. I can see NatWest track the HPI valuation amount which, given the size of my flat, is somewhat absurd in that I'm sure I'd not achieve that value - however should I product transfer and remain with NatWest do they use that value? or send someone out to value again?

3. DIY related! some minor cosmetic work required on my ceiling by the entrance (plasterboard join was badly done so now have a visible crack in paintwork and need to scrape it back/tape it/fill/repaint etc) - if someone did come out to value it again would that influence anything? (I know I need to fix it before then but a JIC question I guess)

Sorry for the wordiness  Any input gratefully appreciated

JMA74

1. Generally rates don't change until you are under 60%. 1 or 2 lenders have a 65% product but its rare.   The ltv is calculated on day of applications.

2. Natwest will, on a straight product switch, take whatever value is showing on the portal unless you request a revaluation to be done.   This could work in your favour.

3.  Wouldn't make any significant difference if you had a valuer go to the property 

Kerreh

Thanks @JMA74

Yes No 2 - the portal currently displays last valuation amount (from 2018) and HPI valuation amount (current valuation) which, if they take the HPI would put me at 53%LTV so definitely could be a favourable thing!