Is Your 2-Year Fixed Rate Coming to an End? Let’s See if You Could Get a Better Deal

Caz Blake-Symes • June 11, 2025

If your two-year fixed mortgage is about to expire, you might potentially be in for some positive news. Back in early 2023, many borrowers locked into deals with interest rates as high as 6.86%, as the Bank of England battled stubborn inflation with relentless interest rate hikes. Now, however, the tables have turned—and you could be paying much less when you remortgage.

The latest figures show that the Bank of England cut its base rate to 4.25% in May 2025, marking a sharp drop from its peak of 5.25% last year. Lenders have responded swiftly, with big names like Santander and Halifax slashing their mortgage rates.


What’s Happening to Mortgage Rates?

Mortgage rates are significantly lower than they were during some of the highly volatile periods of the last couple of years, but have bobbed up and down, as markets have been hesitant in how quickly they expect rates to come down, according to industry analysts.3

According to Moneyfacts, the average two-year fixed rate peaked at 6.86% in 2023—one of the highest levels in more than a decade. But as of February 2025, some of the best deals are now hovering between 4.13% and 4.23%, though this is still higher than the 2.25% average seen in 2021 when, interest rates were at historic lows.


Why Mortgage Advice Matters More Than Ever

Securing a mortgage deal isn’t just about finding the lowest interest rate - it’s about ensuring the mortgage works for your personal circumstances now and in the future. We’re here to help find you the deals that match your needs, from a comprehensive panel of lenders across the marketplace.

With such a wide range of lenders, and deals that fluctuate regularly, navigating the mortgage market alone can be overwhelming, so it’s worth getting in touch so we can help you on the journey to find a deal that most closely fits your circumstances, and long-term goals.


Protecting your Lifestyle

The advice doesn’t just stop there. We’re also passionate about keeping you and your family protected. Afterall, a mortgage is one of the biggest financial commitments you’ll make, but what happens if something unexpected occurs? A home without protection is like buying a Ferrari without brakes - it looks great, but if something goes wrong, you’re at serious risk.

We can help you look at the fuller picture, including options for insurance and protection, so you and your family can remain financially secure, despite what life tries to throw your way.


What Should You Do If You’re Remortgaging?

If your current deal expires in the next six months, don’t wait until the last minute. Many lenders allow borrowers to lock in a new rate now, which means you can secure today’s lower rates while keeping an eye on further potential drops.

Consider these steps:

  • Compare current rates: The best deals can disappear quickly, so acting fast could save you money. Take a look at our mortgage calculator, or get in touch with us today.
  • Two-year or five-year fix? A shorter fix gives flexibility if rates drop further, but a five-year fix locks in stability.
  • Speak to a mortgage expert: Professional advice ensures you secure the right mortgage for your financial future.


Final Thought – Act Before It’s Too Late

The mortgage market is shifting rapidly, and while rates have fallen, they may not stay this low forever. If you’re among the millions remortgaging this year, securing a deal now could mean a substantial saving, so don’t get caught out, and speak to us today to see how we can help to find the most suitable deal for your needs.

YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE

 

How can I get advice?

Please call Russell Green for full details and options if you are looking to remortgage or considering a product transfer.

Get in contact with Russell, who will be delighted to discuss all the various options available to you.

We have a wide selection of lenders and products available, and we will find you the most suitable product to suit your specific needs.

 

How to Contact Us

Tel 01934 442023

Email russell@swmortgages.com

Complete a form via our website www.westonmortgagesonline.com

 

Our initial mortgage consultation is free and with no obligation; should you proceed to an application, there will usually be a fee for mortgage advice. The precise amount of the fee will depend upon your circumstances, but will range from £ 290 to £490 and this will be discussed and agreed with you at the earliest opportunity.

 

 

 

Sources

 

1.      The Guardian (2023) Average UK two-year fixed mortgage rate drops below 6% to six-month low. Available at: https://www.theguardian.com/money/2023/dec/08/average-uk-two-year-fixed-mortgage-rate-drops-below-6-per-cent-six-month-low [Accessed 12th Feb 2025]

 

2.      The Guardian (2025) Boost for UK borrowers as Santander ‘fires starting gun’ on mortgage price war. Available at: https://www.theguardian.com/money/2025/feb/11/boost-uk-borrowers-santander-fires-starting-gun-mortgage-price-war [Accessed 12th Feb 2025]

 

3.      Moneyweek (2025) Will mortgage rates fall this year?. Available at: https://moneyweek.com/personal-finance/mortgages/latest-UK-mortgage-rates [Accessed 12th Feb 2025]

 

4.      Moneyfacts (2023) Moneyfacts Year in Review 2023 – Mortgages. Available at:

https://www.moneyfactsgroup.co.uk/media-centre/consumer/moneyfacts-year-in-review-2023-mortgages/ [Accessed 12th Feb 2025]

 

5.      This is Money (2025) What next for mortgage rates - and how long should you fix for?. Available at: https://www.thisismoney.co.uk/money/mortgageshome/article-1687576/What-mortgage-rates.html [Accessed 12th Feb 2025]

 

 

All the information in this article is correct as of the publish date 27th February 2025 plus  updated May interest rate change. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

 

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

 

Reviewing Your Protection When Remortgaging

By Caz Blake-Symes • September 9, 2025
When your mortgage deal comes to an end, most people focus on securing the best new rate. However, remortgaging is also the perfect time to step back and look at the bigger picture. It is not only about lowering your monthly repayments, it is also about ensuring that your financial safety net continues to protect you a

An Introduction To Green Mortgages

By Caz Blake-Symes • September 2, 2025
In our day-to-day lives, we are constantly striving to change our habits to protect the environment and contribute to saving the planet. This commitment extends to the mortgage industry, where a new type of mortgage, known as a green mortgage, has emerged. In this blog, we will delve into the details of this innovative

Average Two-Year Mortgage Fixes Fall Below 5%

By Caz Blake-Symes • August 28, 2025
Adapted from an article in our August Newsletter Homeowners coming to the end of a fixed mortgage deal are finally getting some good news. For the first time in nearly three years, the average two-year fixed mortgage rate has slipped below five per cent. According to industry data, the average two-year fix now stands at 4.99 per cent, compared with 5 per cent for a typical five-year deal. It marks a dramatic turnaround from the turbulence of recent years, when rates spiked above six per cent in the aftermath of Liz Truss’s 2022 mini-Budget and again during the inflation surge of 2023. For borrowers, the impact is clear. Someone remortgaging a £200,000 loan over 25 years could now be looking at monthly payments of around £1,167 – hundreds less than the sums being quoted at last year’s peak. Why Rates Are Finally Falling The Bank of England’s decision to cut the base rate to 4.0 per cent earlier this month has helped to ease borrowing costs. At the same time, competition among lenders has intensified, with many banks lowering rates to attract remortgage business after a quieter start to the year. The result is that deals once thought unthinkable are now back on the table. Borrowers with strong equity are seeing two-year fixed rates well below four per cent. For example, Santander is offering a 3.78 per cent two-year fix for homeowners with at least 40 per cent equity. Buyers with a 15 per cent deposit can secure a 3.94 per cent two-year fix from Yorkshire Building Society. What This Means for You If your current deal is ending soon, the market looks far more positive than it did a year ago. Rates remain higher than the record lows of the late 2010s, but they have fallen steadily from the 2023 highs. Choosing the right deal is about more than the headline number, however. Borrowers must weigh up: Two-year fixes: greater flexibility if rates keep falling, but you may face arrangement fees again sooner. Five-year fixes: longer security against future rises, though you might miss out if rates continue to drop. Three-year fixes: increasingly available, striking a balance between short-term freedom and medium-term certainty. Trackers: these follow the Bank of England’s base rate plus a margin and can offer flexibility, but repayments could rise again if rates move upwards. A Moment of Opportunity The mortgage market has been through a period of volatility, but the signs now point towards greater stability and more competitive pricing. For many families, this represents an opportunity to reduce monthly costs and plan with more confidence. If your fixed rate is due to end within the next six months, now is the right time to review your options. Speak to Russell Green, and he can help you understand how the latest changes in the mortgage market could affect your repayments. How to Contact Us Tel 01934 442023 Email russell@swmortgages.com Complete a form via our website www.westonmortgagesonline.com Our initial mortgage consultation is free and with no obligation; should you proceed to an application, there will usually be a fee for mortgage advice. The precise amount of the fee will depend upon your circumstances, but will range from £ 290 to £490, and this will be discussed and agreed with you at the earliest opportunity. Please remember: YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE S ources Yahoo Finance (2025). Average two-year mortgage rate dips below 5% for first time since mini-budget. Available at: https://uk.finance.yahoo.com/news/average-two-mortgage-rate-dips-100452702.html [Accessed 20 Aug. 2025]. Bank of England (2025). Bank Rate reduced to 4% – August 2025. Available at: https://www.bankofengland.co.uk/monetary-policy-summary-and-minutes/2025/august-2025 [Accessed 20 Aug. 2025]. MSN.com. (2025). Two-year fixed mortgage rates hit lowest level since Liz Truss’s 2022 mini-BudgetAvailable at: https://www.msn.com/en-au/money/news/two-year-fixed-mortgage-rates-hit-lowest-level-since-liz-truss-s-2022-mini-budget/ar-AA1KK17M?ocid=socialshare [Accessed 20 Aug. 2025]. All the information in this article is correct as of the publish date 28th August 2025. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information. Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Tax Reporting For Landlords Under New HMRC Rules

By Caz Blake-Symes • August 19, 2025
Landlords across Britain are being warned to prepare for a major tax shake-up that will affect thousands from April 2026. Under new HMRC rules, many property owners will soon have to report their rental income and expenses to the taxman every three months, rather than just once a year

More Lenders Slash Income Barriers

By Caz Blake-Symes • August 11, 2025
First-time buyers across the country are set to benefit as a growing number of high street lenders follow Skipton Building Society’s lead in lowering the income required to borrow more against your salary.

Bank of England cuts interest rates to 4%

By Caz Blake-Symes • August 7, 2025
The Bank of England cuts interest rates from 4.25% to 4%, with effect from today, 7 August 2025. It's the Bank's fifth cut since last August, and takes the cost of borrowing to its lowest level for more than two years

Our June and July 5-Star Google Reviews

By Caz Blake-Symes • August 5, 2025
We are delighted with the fantastic 5-star Google Reviews that we have received over the past two months This takes us to 30 5-star Google reviews! Thank you so much to each client who has taken the time to leave this positive feedback. It means so much to the team

Mortgage Timebomb. Could Your Monthly Repayments Be About to Soar?

By Caz Blake-Symes • July 22, 2025
Millions of households across the country are heading for a financial jolt as their fixed-rate mortgage deals start to come to an end. These deals were often taken out during the pandemic when interest rates were at record lows. Now, with those rates no longer available, many borrowers could see their monthly repayment

Nationwide’s Helping Hand Mortgage Improves Eligibility

By Caz Blake-Symes • July 16, 2025
Weston Mortgages Online is delighted to advise clients that from today, Wednesday 16 July, Nationwide is reducing the minimum income requirements for both sole and joint applicants. These changes apply to applicants looking at their First-Time Buyer Helping Hand Mortgage

What First-Time Buyers Need to Know This Summer And How to Be Prepared

By Caz Blake-Symes • July 3, 2025
Article taken from ourr June Newsletter Summer 2025 presents a rare opportunity for first-time buyers. Lenders are reintroducing 100 % mortgages, increasing income multiples, and easing affordability tests. While this may help those struggling to save for a deposit, thorough preparation is essential. If you are considering buying your first home this summer, here is what to know and how to get ready. Understand the New Mortgage Landscape Several lenders, including April Mortgages and Gable Mortgages, have launched 100 %, meaning buyers can borrow the full value of a property without any deposit if they meet strict criteria1. Gable Mortgages offers a five-year fixed rate of approximately 5.95% for standard properties and 5.65% for newbuild homes1. Other lenders, including Skipton, Barclays and Halifax, are launching or reintroducing similar nodeposit products. Get Your Finances in Order Before applying, you need to present a strong financial profile. Lenders will assess the following carefully: Your credit report, ensuring it contains no errors. Your existing debts, including credit cards and loans. Clear and documented bank transaction history, showing consistent income and no unexplained withdrawals or gambling transactions. Your rental payment history, as some lenders use this as proof of affordability. Your mortgage adviser can guide you in cleaning up your financial records, advising on what is acceptable and what could harm your application. Secure a Mortgage in Principle A mortgage in principle is a preliminary agreement from a lender based on your income and credit profile. It provides clarity on how much you might be able to borrow and shows estate agents and vendors that you are a serious buyer. Crucially, a mortgage in principle arranged by your adviser will not affect your credit rating. Consider the Total Costs Buying your first home involves more costs than just the purchase price. You should budget for: Solicitor and conveyancing fees Valuation and survey costs Possible mortgage arrangement fees (some lenders allow these to be added to the loan) Stamp duty, though many first-time buyers pay little or none Home insurance and life or income protection, which your adviser can help to include in a review Your mortgage adviser can help plan these costs to avoid financial surprises later on. Understand the Risks Zero deposit mortgages come with higher interest rates and a greater risk of negative equity should house prices fall. Ask your adviser to stress test your budget against repayment rates increasing by 1% or 2%. This helps ensure you can comfortably meet repayments, even if economic conditions change. Speak to Weston Mortgages Online Early Preparation is key. Your mortgage adviser can: Help you understand which no deposit and low deposit options you qualify for Run credit and affordability health checks Explain the implications of higher interest and monthly costs Advise on protection policies to safeguard your financial commitments Keep track of repayment buffers, interest rises and building equity With 100% mortgages and flexible lending returning this summer, the time to act is now. Speaking to a mortgage adviser early will ensure you approach the process with clarity and confidence. How can I get advice? Get in contact with Russell, who will be delighted to discuss all the various options available to you. How to Contact Us Tel 01934 442023 Email russell@swmortgages.com Complete a form via our website www.westonmortgagesonline.com Our initial mortgage consultation is free and with no obligation; should you proceed to an application, there will usually be a fee for mortgage advice. The precise amount of the fee will depend upon your circumstances, but will range from £ 290 to £490 and this will be discussed and agreed with you at the earliest opportunity. Sources: Mortgage Solutions (2025). Gable Mortgages enters market with 100% LTVs. Available at: https://www.mortgagesolutions.co.uk/news/2025/05/20/gable-mortgages-enters-market-with-100-ltvs/ [Accessed 24 Jun. 2025]. ‌Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it. All the information in this article is correct as of the publish date 3rd July 2025. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information. Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.