Can Foreigners Get a Mortgage in Thailand

Can Foreigners Get a Mortgage in Thailand in 2026? Honest Assessment

The honest starting point for any international buyer eyeing a Phuket condo or villa: Thai mortgage lending to non-residents is structurally, not accidentally, restricted. It is not a paperwork problem you can solve with a better accountant. Thai banks underwrite using Thai income tax records, the National Credit Bureau (NCB) database, and collateral frameworks calibrated to local asset enforcement, all of which a foreign buyer arriving for the first time simply lacks. The result is that somewhere over 95% of foreign property purchases in Phuket close either with cash or with developer-structured installment payments that spread the purchase price across a construction timeline.

That does not mean financing is impossible, it means you need to understand the four realistic paths that actually exist, and the legal mechanics, particularly the Foreign Exchange Transaction (FET) form, that govern whether your ownership rights are valid regardless of how you pay.

Read this guide alongside the buying property in Phuket step-by-step guide for ownership mechanics, the off-plan property Phuket guide for milestone schedule details, and the hidden costs guide for the full transfer-day cost picture.

Why Thai banks say no to non-residents?

Bangkok Bank, Kasikorn, Siam Commercial Bank, Krung Thai and TMBThanachart all lend under Bank of Thailand prudential guidelines, and those guidelines set four conditions that a non-resident foreign buyer almost never meets.

The first is Thai-sourced taxable income over at least two years, evidenced by personal income tax returns filed with the Revenue Department, Form PND 91 or PND 90. Foreign payslips in dollars, pounds or euros are not an equivalent, however large. A remote worker earning well overseas while living in Thailand on a tourist visa, or on a long-term visa without a work permit, cannot satisfy this at any income level.

The second is a credit history in Thailand. The National Credit Bureau is the single reference Thai banks underwrite against, and a buyer who has never borrowed here (no car loan, no credit card, no hire purchase) has an empty file or none at all. There is nothing to score. A strong credit record at home does not travel; wealthy applicants are often surprised by this, and it is one of the more common reasons an application stops before it starts.

The third is enforcement. A Thai bank taking a mortgage over a condominium registers as lienholder at the Land Department under the Civil and Commercial Code. Enforcing that lien against a borrower who has gone home is a long cross-border process, and banks price it as unacceptable at policy level rather than assessing it case by case. This is the wall that catches borrowers whose finances are otherwise impeccable.

The fourth is simply written policy. Bangkok Bank’s published retail mortgage criteria require applicants to be Thai nationals, or foreign nationals holding a Thai work permit with at least two years of employment behind it. Kasikorn and SCB apply equivalent internal rules. These are credit floors rather than guidance a relationship manager can work around.

The practical result is that when you call a Thai bank branch and ask about a foreigner mortgage, you will often receive an ambiguous response (“we consider each case individually”) that creates false hope. The actual approval rate for non-resident, non-employed foreign buyers at Thai retail branches is near zero.

UOB Thailand: the one genuine Thai-bank exception

UOB operates in Thailand as a licensed commercial bank and has historically maintained a foreign-buyer lending program for condo purchases, primarily targeting expatriates working in Thailand on proper work permits with documented Thai-sourced income. The key parameters as discussed in expat forums and broker networks through 2025 to 2026:

Eligibility baseline: Foreign national holding a valid Thai work permit and Non-Immigrant B (business/work) visa, with verifiable Thai employer payroll for at least two years. Income from a branch of a Thai company, a BOI-promoted company, or a large multinational with a Thai subsidiary is preferred. Pure freelance or remote-work arrangements without a Thai work permit do not qualify.
Loan-to-Value (LTV): Typically 40 to 50% of appraised value. Meaning if you buy a condo appraised at 10 million THB, expect a maximum loan of 4 to 5 million THB and you fund the rest as a down payment. This is a significant cash requirement relative to Western mortgage norms.
Eligible properties: Freehold condominium units registered under the Condominium Act are the standard collateral. The unit must fall within the 49% of total floor area foreign quota for the building. Leasehold arrangements and company-held villas are outside normal program scope.
Documentation list: Thai work permit (current), Non-Immigrant B visa, passport, 2 years of Thai personal income tax returns (PND 91), 6 to 12 months of Thai bank statements showing salary deposits, employment contract from Thai employer confirming monthly salary and tenure, condo sale and purchase agreement or reservation document, and building condominium registration documents confirming foreign quota availability.
Timeline: Expect 6 to 12 weeks from application to approval letter. Underwriting is more rigorous than retail Thai buyers receive. Budget for possible requests for additional evidence, especially if your income includes variable components like bonuses or commissions.
Currency and rate: Loans are denominated in Thai Baht. Rates are typically reference rate (MLR or MOR) plus a spread, benchmarked against prevailing Thai commercial mortgage rates. If your salary is paid in a foreign currency and converted to THB, you carry FX mismatch risk on repayments.

For expats with Bangkok or Phuket-based employment at established companies, UOB Thailand is worth a direct inquiry. The critical step is to obtain a written document list and written eligibility criteria from the bank before paying any reservation deposit on a property. Verbal assurances from a sales agent that “you can get UOB financing” carry zero weight without a bank-issued pre-approval letter.

Bangkok Bank Singapore: the overseas bank route

How it works: A client with an existing Bangkok Bank Singapore relationship, meaning an account, ideally with a private banking or wealth management relationship, can apply for a Thailand property loan through the Singapore branch. The loan is structured against the Thai property with the Singapore branch as lender. Key features:

Eligibility: Singapore-resident borrowers (Singaporean citizens, PRs, or Employment Pass holders with established banking relationship). The program is not a general walk-in product, relationship tenure and deposit balances at the Singapore branch matter to the underwriter’s appetite.
LTV: Typically in the 50 to 70% range depending on client profile, property valuation, and current bank appetite. This is higher than UOB Thailand’s offering and represents a more meaningful financing ratio for buyers.
Property location: Must be a Thailand-registered freehold condo. Bangkok Bank Singapore has historically focused on Bangkok and tourist-destination properties including Phuket, but acceptable project lists can change, confirm the specific development you are buying is eligible before proceeding.
Currency: Loans can sometimes be structured in SGD or THB depending on client preference. SGD loan with a Thai property asset creates an FX exposure; THB loan from Singapore has its own structure depending on cross-border transfer mechanics.
Documentation: Passport, Singapore residence documents, income evidence (IRAS Notice of Assessment for last 2 years for self-employed; payslips and CPF statements for salaried), Bangkok Bank Singapore account statements, signed SPA or draft agreement for the Thailand property.

The Bangkok Bank Singapore route is most viable for Singaporean buyers, or long-term Singapore residents who have built a genuine banking relationship with the branch. It does not apply to a UK buyer, Australian buyer, or US buyer who has no Singapore residency or banking relationship. Do not attempt to open a Bangkok Bank Singapore account purely to access the program, the relationship underwriting will not look favourably on accounts opened immediately before a loan application.

Developer financing: the de-facto Phuket mortgage

How installment structures work

When you buy an off-plan condo in Phuket, the Sale and Purchase Agreement (SPA) sets out a payment schedule linked to construction milestones. A typical schedule for a mid-market project might look like this:

Booking/reservation: 2 to 5% at signing (often a preliminary reservation fee, refundable in some projects)
SPA signing: 25 to 30% within 30 days of reservation
Foundation completion: 10 to 15%
Structure/frame complete: 10 to 15%
Roofing/shell complete: 10%
Interior fit-out / pre-handover: 10 to 15%
Transfer of title at Land Department: 10%

The critical feature: no interest is charged on the outstanding balance during the construction period. The developer is effectively giving you an interest-free deferred payment arrangement, which is exactly what a 0% mortgage would look like if banks offered them. This is why developer financing genuinely is the de-facto mortgage for most buyers, not a consolation prize.

Why this works in Phuket’s market

Phuket’s construction cycle is typically 24 to 36 months from reservation to handover. A buyer who places a 30% down payment at SPA signing, then pays milestones over the following 2 to 3 years, effectively finances 70% of the purchase price interest-free across that period. The payment staging also aligns with the buyer’s liquidity management, you are not required to have the full purchase price available on day one.

The real risks in developer financing

Developer financing moves the underwriting risk off the bank and onto you, and four things follow from that.

The first is the developer’s own solvency. If the company runs into trouble mid-construction, the milestone payments you have already made are exposed, and Thai property law does not give buyers the protections some Western jurisdictions do; escrow and guarantee accounts are not universally required. That is why a developer with three or more delivered projects, bank construction financing in place and a record of handing over on time is not a preference but the substance of the risk management. The off-plan property guide sets out how to assess that record.

The second is delay. Milestones tied to construction can stretch when materials, labour or cash flow slip, and the asymmetry in most contracts is worth reading closely: penalties on a late-paying buyer are drafted precisely, while penalties on a late-delivering developer are usually softer. Read the force majeure clause before you sign rather than when it is invoked.

The third is that the deferral may not be free at all. Some developers price off-plan units at a premium that quietly covers the cost of lending you the money for three years. Set the off-plan instalment price against what comparable completed units in the same submarket actually trade for; if the gap is wide, the zero per cent is a headline rather than a saving.

The fourth is what happens if your circumstances change before handover. That depends entirely on whether the contract permits sub-sale or novation. Some developers allow it for a fee of three to five per cent; others do not, and an exit then means losing the deposit or paying a penalty. It is a clause to find before reserving, not after.

Negotiating better developer financing terms

Buyers who arrive with a clear financing plan and cash for a larger initial payment often have negotiating room. Tactics that have worked for MORE Group clients:.

Offering 40 to 50% upfront at SPA signing (instead of the standard 30%) in exchange for a discount on the headline price or a waiver of the developer’s legal/transfer fee contribution
Requesting an extended final milestone window (e.g., 60 to 90 days after practical completion instead of 30) to allow for a post-handover loan application or asset sale at home
Asking for the final 10% transfer instalment to be held in a lawyer’s client account until Land Department registration confirms the foreign quota and title are clear

The FET form: what it is and why it can cost you freehold ownership

An FET is a certificate a Thai commercial bank issues to confirm that foreign currency was remitted into Thailand and converted to baht for the purpose of buying a property. It records the sender, the amount, the conversion rate and the stated purpose.

It matters because the Condominium Act permits a foreigner to hold a unit in freehold, on a Chanote, only where the purchase money came from abroad in foreign currency, and the FET is the document that proves it. Without one covering the full price, the Land Department has nothing on which to register freehold title in a foreign name.

Obtaining it is straightforward if you plan for it. Send the money by international wire to a Thai bank account, then ask the receiving bank for the certificate once the funds land. Certificates are issued per transaction, so several wires mean several certificates, each covering its own portion of the price. The usual threshold at which a bank will issue one is around USD 50,000 or the equivalent, though many will issue for less when the stated purpose is a property purchase.

The serious version of this problem arrives quietly. A buyer already living in Thailand, with a local account built up from savings or local earnings, pays the developer in baht already sitting in the country. The developer takes the money and the sale completes without anyone raising an objection. Then, at the Land Department, there is no FET to present, and the unit either cannot be registered in the buyer’s name at all, or is registered as a thirty-year lease, or ends up in a Thai nominee arrangement. All three are weaker than freehold and the last may not survive scrutiny.

So the working rule for a foreign buyer taking freehold is that every baht of the purchase price should be traceable to a remittance from overseas with a certificate behind it. Do not convert at home and send baht. Do not blend the purchase money with funds already in a Thai account without taking advice on how you will evidence the source.

Where a Thai bank loan is involved (UOB or Bangkok Bank Singapore), the drawdown itself is handled by the lender, which issues the documentation as part of its disbursement to the Land Department on transfer day. That portion needs no separate certificate from you. Your own deposit does, and it is the part buyers forget.

Leasehold vs freehold: the financing difference

Only one of the two structures can be borrowed against, and that is the whole of the difference for financing purposes.

A freehold condominium on a Chanote gives the foreign buyer outright ownership of the unit, within the 49% of the building’s floor area reserved for foreign owners, registrable at the Land Department in their own name once the FET documentation is in place. It is the only structure Thai and overseas lenders will take as collateral: the UOB Thailand programme and the Bangkok Bank Singapore route both exist for freehold condominium purchases and nothing else.

A registered thirty-year lease looks simpler at the outset. No ownership changes hands, only a lease interest, so no FET is required, which is part of why some buyers find it attractive. The cost of that simplicity is that no lender will secure against it. A wasting interest with a fixed remaining term is not collateral, and a leasehold buyer is therefore a cash buyer, now and for as long as they hold the unit.

Villas sit outside both. Land cannot be owned freehold by a foreigner, so a villa comes as a lease of the land with the building held separately, or through a Thai company, a structure with its own risks if it is put together carelessly. Neither is standard collateral for Thai retail lending.

Anyone considering leasehold purely to avoid the FET process should weigh what it costs later: the unit is harder to sell to a foreign buyer who wants freehold, renewal beyond the registered term is contractual rather than guaranteed and correspondingly harder to enforce, and financing against it will not be available if circumstances change.

Read the full freehold versus leasehold comparison before settling the structure.

Equity release and overseas mortgage: when home-country debt funds Thail

For most buyers the realistic loan is not a Thai one at all, it is a loan at home secured on an asset the lender already understands.

British homeowners over 55 can use a lifetime mortgage, drawing against a UK property with no monthly repayment while interest rolls up. Buyers have funded Phuket purchases this way, and the thing to be clear-eyed about is the compounding: the debt against the UK property grows year by year, which is a material balance-sheet decision if that property is the main asset. Take independent UK advice before going down this route.

Below 55, or for anyone who would rather repay, a straightforward remortgage releasing equity is the ordinary answer. UK lenders are generally indifferent to what the money is for, since their security is the UK house, and the rate is whatever the UK market is offering. The one thing to get right is the transfer itself: the money still needs to reach Thailand as a foreign currency wire if freehold registration is the goal.

US owners can draw on an existing HELOC, priced off US prime, with the same requirement on how the money travels. Australian lenders are similarly comfortable releasing equity against Australian property, and proceeds wired in Australian or US dollars produce the documentation the Land Department needs.

The advantages of borrowing at home are consistent across all of them: a lender who knows you, a rate environment you understand, your own credit history doing the work, no baht loan sitting against foreign income, a faster process, and none of the Thai underwriting obstacles. What you take on in exchange is more leverage against your home balance sheet, and possibly a capital gains reporting question when the funds are deployed abroad, worth raising with your own tax adviser before you draw anything.

Crypto and stablecoin financing: the 2026 landscape

Some Phuket developers now accept payment in USDT or bitcoin, and the mechanics are simple enough: the buyer sends to the developer’s wallet, the developer converts to baht at close to spot with a small spread, an addendum to the contract records the transaction, and the developer handles the baht side of the Land Department transfer.

The difficulty is not the payment. It is the paperwork behind freehold registration.

The Bank of Thailand has not, as of the middle of 2026, said definitively whether a crypto-to-baht conversion carried out inside Thailand counts as a foreign currency remittance for FET purposes. Most Thai practitioners take the view that it does not, which means a buyer who pays entirely in crypto may find they cannot register freehold title at all. The workaround some buyers use is to route the amount through a licensed exchange that produces a formal bank-level transfer record, then obtain the certificate from the receiving bank, which requires working with a licensed Thai virtual asset service provider and is not a routine process.

So the question to put to any developer advertising crypto acceptance is narrow and specific: how will the FET be issued, and by which bank? Ask for the answer in writing. If it does not come back clearly, use a conventional wire and treat the crypto option as unavailable.

There is a second consideration where a visa or a source-of-wealth file is involved. Crypto-origin funds need more supporting material than a bank transfer does: exchange history, proof that the wallet is yours, and sometimes a letter from a tax adviser on where the assets came from.

Buyer Profiles and Step-by-Step for Buyers Who Want to Finance

Step 1, Establish your realistic financing position before looking at properties (weeks 1 to 2) Identify which category you fall into:

Expat with Thai work permit and 2+ years Thai payroll → contact UOB Thailand directly for pre-qualification
Singapore resident with Bangkok Bank Singapore relationship → contact the Singapore branch for program details
UK/US/Australian homeowner with equity → speak to your home-country lender about HELOC, remortgage, or equity release
Everyone else → plan cash plus developer installments

Step 2, Get written pre-qualification or approval in principle (weeks 2 to 6) If pursuing UOB Thailand or Bangkok Bank Singapore, obtain a written document list and begin assembling: tax returns, payslips, bank statements, employment contracts. Do not pay a reservation deposit on any property before you have at least a written document list from the bank confirming you are within scope. Reservation deposits of 2 to 5% of purchase price can be difficult to recover if financing falls through.

Step 3, Select property with financing eligibility confirmed (weeks 3 to 8) When evaluating properties, confirm: (a) the unit is freehold in foreign quota (49% of total floor area), (b) the developer or building is accepted by your lender if using a bank, (c) the payment schedule aligns with your financing timeline. For off-plan developer financing, ask for a schedule of construction milestones and verify that each payment trigger is tied to a documented engineer certification, not a marketing event.

Step 4, Structure fund transfers to generate FET documentation (weeks 4 to 10) Plan how and when foreign currency will be remitted to Thailand. Each significant wire transfer to a Thai bank must generate an FET certificate. For partial payments over a construction schedule, this means multiple remittances over 24 to 36 months, each requiring its own FET. Open a Thai bank account early to manage this. Note: Thai bank accounts for non-residents typically require a non-immigrant visa; tourist visa holders face restrictions at some banks.

Step 5, Legal review of SPA before signing (weeks 4 to 6) Engage a Phuket-based lawyer (not the developer’s in-house team) to review the SPA. Key items: payment milestone definitions, what constitutes force majeure, penalty structure for late buyer payments vs late developer delivery, sub-sale/novation provisions, foreign quota confirmation clause, and FET documentation obligations.

Step 6, Execute payments per schedule, manage FET documentation (months 1 to 36) For each milestone payment, execute the wire transfer from your home-country account to your Thai account in foreign currency, obtain FET certificate from the receiving Thai bank, and retain in your due diligence folder. Keep copies in cloud storage accessible from multiple locations.

Step 7, Transfer day at Land Department (construction completion) Bring original FET certificates, passport, title deed draft, SPA, and lawyer. The Land Department will register freehold title in your name and attach the mortgage charge if a bank is involved. Transfer fees and withholding tax apply; see the hidden costs guide for current rates.

Questions to ask any bank in writing before paying a deposit

What is the maximum LTV for my nationality and visa type for a Phuket condo purchase?
What currency is the loan denominated in, and is there a foreign currency repayment option?
What is the full document list required for application?
What is your realistic approval timeline from complete document submission?
What early repayment penalties apply?
Does the building/project I am buying need to be on an approved list, and if so, how do I check?
Does the foreign quota (49% of total floor area) need to be confirmed before disbursement?
How is FET documentation handled for the loan drawdown portion on transfer day?

If any bank declines to answer these in writing, proceed as if mortgage is unavailable.

Working with developers when bank finance is off the table

Tactics that work:

Larger upfront payment for better price. Developers prefer cash certainty. Offering 40 to 50% at SPA (vs the standard 30%) often unlocks a 3 to 5% price reduction or a waiver on the developer’s contribution to transfer fees.
Milestone definitions matter. Insist on clear, engineer-certified completion criteria for each payment trigger. “Roof complete” should have a specific definition in the SPA, not be left to the developer’s project manager to declare unilaterally.
Sub-sale provisions. If you might need to exit before completion, confirm in writing that sub-sale is permitted and understand the fee structure (typically 3 to 5% of transfer price paid to the developer).
Foreign quota confirmation before paying. For freehold purchases, confirm in writing that the unit you are buying is within the 49% of total floor area foreign quota before wiring the SPA deposit. Asking after is too late, the Land Department cannot register freehold title to a foreigner beyond the quota regardless of what the developer promises.

Compare at least two projects using net acquisition cost, total payments including transfer fees and taxes, not headline installment marketing. A “0% installment” on an overpriced unit costs more than cash on a fairly priced completed unit that already generates rental income.

Post-handover refinancing: does it ever work?

Plan purchase power without relying on Thai bank approval

We help you structure milestone payments, evaluate developer credibility, and ensure FET documentation is in order before transfer day.

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Frequently Asked Questions

Can foreigners get a mortgage in Thailand?

Almost never from a Thai retail bank. Thai lenders require 2+ years of Thai-sourced income evidenced by Thai tax returns and a National Credit Bureau (NCB) score. UOB Thailand is the most cited exception for expats with Thai work permits and Thai payroll, but LTV is typically 40 to 50% and the documentation process is demanding. For most international buyers, developer installment plans and home-country equity release are the practical financing paths.

What is the FET form and why does it matter for freehold ownership?

The Foreign Exchange Transaction (FET) form is a certificate issued by a Thai bank confirming that foreign currency was remitted into Thailand and converted to Thai Baht for property purchase. It is required by the Condominium Act for a foreigner to hold freehold title. Without FET documentation covering the full purchase price, the Land Department cannot register a Chanote in a foreign buyer's name. Every wire transfer contributing to the purchase should generate its own FET certificate, keep originals for the Land Department transfer.

What is the difference between leasehold and freehold for financing purposes?

Freehold condo title is the only structure Thai or overseas banks will accept as mortgage collateral, and it requires FET documentation proving funds were remitted from abroad. Leasehold (30-year registered lease) does not require FET because no ownership transfers, but it also cannot serve as collateral for any bank lending, a leasehold buyer is effectively cash-only. Leasehold also has resale and legal renewal risks that make it weaker than freehold for long-term investment.

How do developer installment plans work as de-facto financing?

Off-plan developers spread payment across construction milestones, typically 30% at SPA signing and the remainder in 4 to 6 tranches over 24 to 36 months tied to construction progress. No interest is charged during construction, making this functionally a 0% loan on the deferred balance. The risk is not credit risk but project delivery risk: if the developer faces financial difficulty, your milestone payments may be at risk. Choosing developers with 3+ delivered projects and bank construction financing in place is the primary way to manage this.

Can I use crypto to buy property in Thailand and still get freehold title?

Some developers accept USDT or BTC as payment, but the FET documentation required for freehold registration remains legally ambiguous for crypto payments as of 2026. Most Thai legal practitioners advise that crypto-to-THB conversion inside Thailand does not automatically satisfy the foreign remittance requirement for FET purposes. Buyers using crypto should route funds through a licensed Thai virtual asset service provider that can issue FET-equivalent documentation, and should obtain a written legal opinion on the specific transfer structure before proceeding.

Related Guides:

Where a financing offer goes wrong

Lending to foreign buyers in Thailand is a thin market, and thin markets are where poor offers circulate freely. A few things should stop the conversation rather than prompt a negotiation.

The red flag that costs the most is an offer that ignores how the money has to arrive. Registering a condominium freehold as a non-resident depends on funds coming in from abroad in foreign currency, evidenced by the FET record the receiving Thai bank issues. A structure that funds the purchase domestically can leave you unable to register freehold at all, and that is discovered at the Land Office rather than at the point of signing. Establish how the lender’s money interacts with that requirement first, before anything else in the offer matters.

Next, be wary of a developer plan sold as zero interest with no cash price attached. It is a price structure rather than free credit: the cost is folded into the headline figure. Ask what the same unit costs on a shorter schedule and treat the difference as what the finance is charging you, because it frequently exceeds a bank rate.

Then look past the rate to everything around it. Arrangement fees, mortgage registration at the Land Office, compulsory insurance and early-repayment penalties routinely add more than a percentage point of difference would. Ask for the total cost of credit over the period you intend to hold, in baht.

Currency is the risk nobody raises. A baht loan serviced from foreign income is a currency position as much as a debt, and a ten per cent move can exceed a year of rental income. Model the repayment at a rate ten per cent worse than today’s and see whether the arithmetic still works.

Two smaller things. Short terms and low loan-to-value ratios push the risk onto the exit, so if the plan depends on refinancing or selling within five years, check what comparable units have actually transacted at and how long they took. And if an intermediary will not name the regulated institution actually lending, verify it independently before paying any fee.

The routes compared

Route	Who lends	Typical terms	The catch
Thai bank, foreign borrower	A small number of Thai banks, usually for condominium freehold	Shorter terms and lower loan-to-value than a domestic borrower would get	Availability changes with policy; approval often depends on Thai income or a local guarantor
International branch lending	Offshore branches of banks operating in Thailand	Terms vary widely by branch and by nationality	Currency mismatch if the loan is in baht and the income is not
Developer instalment plan	The developer, over the build period	Presented as zero interest; the cost sits in the headline price	Ask what the price is on a shorter schedule; that difference is the real cost of the finance
Lending secured elsewhere	A bank in your own country against another asset	Whatever your existing lender offers	Keeps the Thai purchase in cash, which preserves the FET route cleanly

What the finance actually costs

Line	Where it appears	Note
Interest rate	Quoted upfront	Compare on the total cost over your intended hold, not the headline rate
Arrangement fee	At drawdown	Frequently a percentage of the loan
Mortgage registration	At the Land Office	Registered against the title at the same time as the transfer
Insurance	Annual, often compulsory	Check whether the lender’s policy can be substituted
Early repayment	On exit or refinance	The clause that most often surprises a seller inside three years
Currency movement	Continuously	A 10% move against you can exceed a year of net rental income