Fix or Tracker

We are looking at our mortgage options and are stuck between a fix and a tracker:

£605k mortgage (in the south :neutral: )
£265k equity 

Fix: 4.57% 2 years @ £2888 and £1k product fee
Tracker: 5.40% 2 years @ £3208 and £1.5k product fee

With the fix, it is obviously fixed for the period and if BoE base rate drops by a decent amount, then we will be disappointed and stuck on a tracker with an ERC. However, the tracker would take advantage of any base rate reductions.  


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Comments

  • Maka344
    Maka344 Posts: 136 Forumite
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    Any advice? I do appreciate it is situation depending. 
  • amanda1024
    amanda1024 Posts: 419 Forumite
    100 Posts Second Anniversary Name Dropper
    I don’t think we can advise you, because we can’t know which way rates are going to go. All I can say is that each time I’ve had a similar choice, I’ve chosen to fix, and four times that meant I paid slightly more but the fifth time (2021) that meant I saved a considerable amount. I also had certainty of what my mortgage payments would be so could plan better. Are there any options to fix for longer?
  • ReadySteadyPop
    ReadySteadyPop Posts: 1,282 Forumite
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    Maka344 said:
    Any advice? I do appreciate it is situation depending. 
    Don`t bet on rates dropping in my opinion, rate cuts are starting to look pretty unlikely..
  • fergie_
    fergie_ Posts: 260 Forumite
    Part of the Furniture 100 Posts Combo Breaker
    Have you looked at 5 year rates?
  • Maka344
    Maka344 Posts: 136 Forumite
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    Thanks all. 5 years is 4.35%/£2807 so £81pm cheaper than the 2 year fix. Thinking the best option is a fix with a lender that lets you apply a new product switch at the 18 month mark. 
  • ReadySteadyPop
    ReadySteadyPop Posts: 1,282 Forumite
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    That is very low rates.
  • Hoenir
    Hoenir Posts: 6,601 Forumite
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    Maka344 said:

    With the fix, it is obviously fixed for the period and if BoE base rate drops by a decent amount, then we will be disappointed and stuck on a tracker with an ERC.


    There's no guarantee that fixed mortgage rates are going to fall in line with BOE base rate. While it's logical to think there's a direct correlation beneath the surface it gets far more complex. 
  • ReadySteadyPop
    ReadySteadyPop Posts: 1,282 Forumite
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    Hoenir said:
    Maka344 said:

    With the fix, it is obviously fixed for the period and if BoE base rate drops by a decent amount, then we will be disappointed and stuck on a tracker with an ERC.


    There's no guarantee that fixed mortgage rates are going to fall in line with BOE base rate. While it's logical to think there's a direct correlation beneath the surface it gets far more complex. 
    There is no guarantee that BOE base rate is going to fall either, everything at the moment is pointing to inflation and there is talk of the FED having to raise rates again.
  • Jemma01
    Jemma01 Posts: 386 Forumite
    Fourth Anniversary 100 Posts Name Dropper
    When I chose tracker, I chose it because I want to pay as much as I can per month without penalty. But then I had 70% deposit, so my borrowing is very low and my monthly rate is 1.2k. 
    Your monthly rate is already high, overpayment would probably be limited. If I were you, I'd probably fix for two years and see where the market goes.
    Note:
    I'm FTB, not an expert, all my comments are from personal experience and not a professional advice.
    Mortgage debt start date = 25/10/2024 = 175k (5.44% interest rate, 20 year term)
    Q4/2024 = 139.3k (5.19% interest rate)
    Q1/2025 = 125.3k (interest rate dropped from 5.19% - 4.69%)
    Q2/2025 = 119.9K
  • Zoe02
    Zoe02 Posts: 568 Forumite
    500 Posts Third Anniversary Name Dropper
    I went for 2 years fixed but if you want certainty then maybe 5 years.

    Not sure if BOE will increase so maybe tracker also attractive.

    I opted for the 2 years fix with no product fee at 4.72% which started in February. 
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