Buy to Let Top Slicing

From your first Buy to Let to managing your portfolio, we are here to advise you on everything from getting the right rates to releasing the capital you need to scale.

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Buy to Let Mortgage Advice

Working in Buy to Let Mortgage - Specialist finance for more than 15 years we have helped 1000's of landlords start and manage their portfolio. We have the time, experience and expertise to ensure that you achieve the right deal for you.

  • Personal Advice
  • Out of the Box Thinking
  • Portfolio Landlords
  • Bad Credit Considered

Some forms of Buy to Let mortgages and Bridging Loans are not regulated by the Financial Conduct Authority.

The value of investments, and the income arising from them, can go down as well as up, and is not guaranteed, which means that you may not get back what you invested. Past performance is not a reliable indicator of future results. 

Top Slicing in Buy-to-Let Mortgages 

A Comprehensive Guide

The world of buy to let mortgages is an ever-evolving landscape, with various strategies emerging to help landlords maximize their investments. One such technique that has been gaining popularity is 'top slicing'. In this comprehensive guide, we'll discuss the ins and outs of top slicing in buy to let mortgages, delving into its pros and cons, why it's useful, and what you can expect throughout the process.

What is Top Slicing?

Top slicing is a financing method that allows landlords to supplement their rental income with personal income to secure a larger buy to let mortgage. This strategy is particularly useful when the rental income is not sufficient to meet the lender's affordability criteria. By using top slicing, borrowers can access more favorable interest rates and loan terms, making it an attractive option for many investors.

How Top Slicing Works

In a traditional buy to let mortgage application, lenders assess the borrower's affordability based on the rental income the property is expected to generate. This is often calculated using the rental coverage ratio, which is the proportion of the rental income to the mortgage interest payments. Lenders typically require a minimum rental coverage ratio of 125% to 145% to ensure that the rental income is sufficient to cover the mortgage repayments and related property expenses.

However, in cases where the rental income falls short of meeting the lender's affordability criteria, top slicing comes into play. By supplementing the rental income with personal income, borrowers can increase the overall affordability of their application, making it more likely to be approved by the lender. It's important to note that not all lenders offer top slicing, so you may need to shop around to find a suitable provider.

Pros of Top Slicing

  1. Greater borrowing capacity: Top slicing can significantly increase your borrowing capacity, allowing you to invest in a more expensive property or expand your property portfolio. With the ability to access higher-value properties, investors can potentially generate higher rental income and capital growth.
  2. Access to better interest rates: By using top slicing to meet the lender's affordability criteria, you may become eligible for more competitive interest rates, ultimately saving you money in the long run. This can make a significant difference in the total cost of the mortgage over the repayment term.
  3. Flexibility: Top slicing can be a flexible solution for investors with irregular or fluctuating income sources, such as self-employed individuals or those with a diverse range of investments. This financing method provides an alternative to traditional buy to let mortgages, allowing you to qualify for a loan based on your overall financial strength rather than solely relying on rental income.
  4. Increased property options: With the added borrowing power that top slicing provides, landlords have a wider range of property options to choose from, which can lead to more lucrative investments. This can be particularly beneficial in areas with high property prices and strong rental demand, where traditional buy to let mortgages may not be sufficient to fund the purchase.

Cons of Top Slicing

  1. Additional financial scrutiny: Lenders may require you to provide more extensive financial documentation to prove your personal income's reliability, which can be time-consuming and intrusive. This can include income tax returns, pay stubs, bank statements, and other financial records, adding to the complexity of the mortgage application process.
  2. Increased risk: By relying on personal income to supplement the mortgage, you may be putting yourself at greater financial risk, especially if your income sources are unstable or unreliable. In the event that your personal income decreases, you may struggle to meet the mortgage repayments, putting your investment property at risk of repossession.
  3. Reduced tax benefits: The income used for top slicing is often taxable, which can result in reduced tax benefits compared to relying solely on rental income. Depending on your personal tax situation, this may affect the overall profitability of your investment. It's important to consult with a tax professional to understand the implications of using top slicing on your tax liability.

Potentially higher interest rates: While top slicing can lead to better interest rates, it's not always guaranteed. Some lenders may still view you as a higher risk borrower, which can result in higher interest rates and less favorable loan terms. It's crucial to compare multiple lenders and mortgage products to find the best deal for your specific circumstances.

The Top Slicing Process

  1. Assess your eligibility: Before pursuing a top slicing strategy, consult with a financial advisor or mortgage broker to determine if it's a suitable option for you based on your financial circumstances and investment goals. They can help you evaluate your financial situation, analyze the potential benefits and risks, and guide you toward the right decision.
  2. Research lenders: Not all lenders offer top slicing, so it's essential to research different lenders and their buy to let mortgage products to find one that accommodates this financing method. A mortgage broker can help you identify suitable lenders and provide valuable insights into the lending criteria and requirements.
  3. Gather necessary documentation: Be prepared to provide extensive financial documentation, such as tax returns, bank statements, and proof of income, to support your top slicing application. Ensuring that your financial records are accurate and up-to-date can streamline the application process and increase your chances of approval.
  4. Apply for a buy to let mortgage: With the help of your financial advisor or mortgage broker, submit your application for a buy to let mortgage, ensuring you meet the lender's affordability criteria with the addition of top slicing. This may involve providing a detailed explanation of your income sources and demonstrating your ability to manage both the rental income and personal income used for top slicing.
  5. Secure the mortgage and complete the purchase: If your application is approved, you'll then be able to secure the mortgage and complete the property purchase. Be prepared to pay any additional fees, such as valuation fees, legal fees, and stamp duty, as part of the property transaction.
  6. Tips for Successful Top Slicing
  7. Maintain a strong credit score: A high credit score can increase your chances of approval and help you secure more favorable interest rates. Make sure to monitor your credit report, pay your bills on time, and minimize your overall debt to maintain a strong credit score.
  8. Diversify your income sources: Having multiple income sources can improve your financial stability and make you a more attractive borrower to lenders. Consider diversifying your investments or finding additional income streams to strengthen your top slicing application.
  9. Build a solid financial buffer: Having a financial buffer in place can reduce the risks associated with top slicing. Aim to maintain an emergency fund with enough savings to cover at least six months' worth of mortgage repayments and property expenses.
  10. Stay informed about market trends: Regularly monitor property market trends, interest rates, and rental demand in your target area to ensure that your investment strategy remains viable and profitable.

Top slicing can be a valuable tool for landlords seeking to maximize their investment potential in the buy to let market. However, it's essential to carefully weigh the pros and cons and consult with a financial professional to determine if this strategy aligns with your specific circumstances and investment objectives. By doing so, you can make a well-informed decision and potentially unlock greater investment opportunities through top slicing in buy to let mortgages. As the property market and lending criteria continue to evolve, staying informed and adapting your investment strategies accordingly can pave the way for long-term success in the buy to let arena.

What are the types of



First Time Buyers / Landlords / Experienced Landlord / Portfolio Landlords, everyone wants to make sure they get the right deal for their circumstances. No one wants to pay more than they should. We make sure you get the right deal.


Managing your renewal dates can become a task, if you miss one then you could end up paying more for your investment than you should be. We keep an eye on your renewal dates and contact you when it's due. You don't pay more.

Flexible Finance

Ever wished you had access to cash to take advantage of deals that require a lightening fast turnaround. Flexible Finance can give you access to a pre-agreed facility so you can get your hands on this cash within 48 hours. Once you don't need it anymore, just repay it and save yourself the interest. No Early Repayment Charges. 

Release Capital

Getting your hands on a lump sum without paying hefty Early Repayment Charges should save you £1000's. We will work with your existing lender and also have access to a range of specialist products to help you realise the cash you require while also ensuring this is done in the most cost effective way                                                                    

Professional Advice
Saving you Time and Money

There is no alternative to Experienced Professional Advice. Not only does this ensure you get the right deal but also ensures you consider all the options that's available to you. With new products coming on to the market everyday can you be confident you can do this on your own. Find out what we can do in 30 minutes.


Dedicated Professional Advice

You will have a named adviser who will get to know you. They are experienced and qualified to provide you with all the help and advice you need throughout the process.  

We deal with the banks

No one likes having to deal with the banks. They will almost always ask you questions during your application and we are ideally placed to answer them. Over 15+ Years of experience and 1000's of Mortgage Applications has helped us do this very effectively. 

Named Contact

You will never become a number, not like dealing with a bank directly. Having to explain yourself over and over again to whoever picks up the phone. You will deal with us directly, we do all of the heavy lifting.

No waiting on Hold

Our Average hold time is less than 10 seconds. We spend hours on hold to the banks so you don't have to. This could have you hours of time.

Customer Success Stories
In Their Own Words


Greg and his team provided us with a first class service. It was good to have a professional service provided by a local business with a personal touch.

Alun Morgan

I'm so grateful for all your help the last few months, absolutely outstanding service, Greg always had time to answer any questions I had. I would highly recommend to anyone!

Laura Griffiths

I cannot thank bryony and Leanne enough for all there help dealing with my loan process .
Very quick responding to any questions or problems along the way.
Will definitely be using right loan wales again
Craig rutherford

Craig Rutherford

Bryony was so amazing, she kept us informed every step of the way. She was always so positive and helpful. She worked efficiently and effectively and was always able to be contacted. If she was busy she would ensure contact at her earliest convenience which was always the same day. From the start she spent the time to get to know our situation as individuals and not just another application. We Would 100% recommend. Thanks Bryony and team.

Jenna Newman

Bryony and the team at Right Loan Wales were very efficient, responsive and a joy to deal with throughout my dealings with them. I will be recommending them to any friends who need to raise finances.

Graham Brown

Bryony Davies of Right Loan Wales provided a most helpful and professional service throughout the application process. The whole team's advice and assistance made the experience very east to navigate form initial application to final offer. I would have no reservations in recommending this business to anyone seeking a loan of this nature.

Stephen Ball

Buying a house had always seemed unachievable for me, I had built it up to be something so out of reach in my mind I thought that it was something that would take years, if it happened at all! That all changed thanks to the amazing support of the guys at the Money Geeks - I approached them, expecting to be told that it wasn’t possible, and within a couple of weeks I had found my perfect house and had a mortgage offer! The whole process couldn’t have been easier for me (although I was as far away from an easy client as possible), and I can’t thank them enough for what they have done for me and my family! Thank you Greg and Ben! You are true experts - if anyone can make it happen for you, it’s these guys!

Cara Williams

From my first meeting with The Money Geeks, I was impressed with the level of professionalism and attention to detail. Their impartial expertise was second to none, and nothing was too much trouble. I will definitely use their services again! Thank you so much for supporting me from the initial advice all the way to completion and my insurances! Highly recommended!

Florence Walkey

Greg and his team at The Money Geeks were fantastic from start to finish. Greg dealt with our application personally and made what we felt was impossible, possible. We had seen mortgage advisors prior to seeing Greg and we felt we weren’t getting the right advise and guidance. As soon as I approached him he made an appointment with us and offered to call to the house making the whole experience feel slightly less formal and more comforting. He was instantly able to tell us what we needed to do and got us a mortgage offer within days. He has put up with endless nagging and nothing has ever been too much to ask. He was always at the other end of the phone if I needed him and very efficient. And as first time buyers I felt he spoke to us is in real terms helping us understand everything fully. We would highly recommend using The Money Geeks - the best service we could have asked for and money well spent.

Amy Cann


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