Mortgages with the Ukraine Permission Extension: can I buy a home in the UK?

Can I buy a house in the UK with UPE?

Yes. A UK mortgage with the Ukraine Permission Extension is possible, but it isn't a standard case: many lenders won't lend to people with temporary permission and no route to settlement. That's why it matters to approach a lender that accepts UPE from the start, rather than applying on a trial-and-error basis.

In February 2026 the government announced a further 24-month extension to UPE – up to 3.5 years in total under the scheme. UPE still doesn't lead to settlement, and lenders take that into account.

What will a lender check?

• Your status and remaining permission – shown with a share code from gov.uk. Some lenders require a minimum period of permission left.
• How long you've lived in the UK – this varies by lender.
• Income and employment – payslips, P60, or SA302s and Tax Year Overviews if self-employed. Being in a probation period can be an issue.
• Your UK credit history – history from Ukraine isn't used.
• Your deposit and its source.

How much deposit do I need?

Usually more than the standard 5%. For people with temporary status, lenders more often ask for 10–25% of the price. A bigger deposit gives you more options. Exact terms depend on the lender and your circumstances.

A deposit from Ukraine or from family

Money from a Ukrainian account or a family gift can be used, but the lender and solicitor must verify where it came from under anti-money-laundering rules. Keep statements for the sending account, evidence of the source (savings, a sale) and a gift letter if family is helping. Some lenders restrict funds from certain countries, so tell your broker about the source early.

Building a UK credit history

UK lenders rely on Experian, Equifax and TransUnion. In England, Ukrainian nationals usually can't join the electoral roll, which helps confirm your address, so the other steps matter more: a UK bank account receiving your salary, household bills in your name paid on time, few credit applications, and checking your credit report before you apply.

Stamp Duty: what to know

In England and Northern Ireland, first-time buyers pay no Stamp Duty up to £300,000 on homes costing up to £500,000 – but only if neither you nor anyone buying with you has ever owned a home anywhere in the world, including Ukraine, even an inherited share. Otherwise standard rates apply (from £125,000). If you spent fewer than 183 days in the UK in the 12 months before buying, an extra 2% non-resident surcharge may apply. See gov.uk or our Stamp Duty calculator.

Risks to consider

• Your status may change. If you have to leave, the mortgage still has to be repaid. Letting the property needs the lender's consent; otherwise you may need to sell.
• Remortgaging. When your fixed rate ends, your options will depend on your status at that time.
• Rates change. Average fixed rates rose in autumn 2026, so build in a margin.

Where to start and what it costs

1. Free initial chat and review – £0.
2. We collect and check your documents before applying, so your Decision in Principle is based on real figures. DIP fee – £250.
3. Once you've found a home, we submit the full application through to Mortgage Offer – £500 (UPE cases are more complex and take longer).
4. We also receive commission from the lender.

Try our affordability calculator or get in touch.