For remortgaging & equity release
Remortgaging with no structural warranty? A retrospective PCC satisfies the lender.
Switching lender, coming off a self-build product or releasing equity after major works, and the valuation flagged a missing structural warranty? A retrospective Professional Consultants Certificate can stand in its place where your lender accepts one. Acceptance varies, so we check your lender first.
7 days
Inspection to certificate
3-day priority available
From £950
Fixed fee, single dwelling
Far below a structural warranty
6 years
Validity from inspection
We check your lender first
Why a missing warranty blocks a remortgage
Whenever a lender advances money against a property, they want to know it's soundly built. For a home that's been newly built, converted or significantly altered within roughly the last ten years, that means evidence on file, and the standard the valuer measures it against is Section 6.7 of the UK Finance Lenders' Handbook.
A structural warranty is the option most people have heard of, but it generally can't be bought after the build is finished. So a self-builder coming off a short-term product, or a homeowner releasing equity after an extension, often hits a wall: the new lender wants reassurance the original lender never required.
A retrospective Professional Consultants Certificatecan close that gap. The PCC is one of the alternatives to a structural warranty in the Lenders' Handbook, it's backed by a RICS Chartered Building Surveyor's inspection and professional indemnity insurance, and it can be issued after completion, which a warranty can't. The caveat to keep in view: a retrospective PCC is accepted by fewer lenders than one issued during the build, and it varies between them, so we check your lender first.
When remortgagors come to us
The refinancing situations where a missing warranty most often surfaces.
Coming off a self-build mortgage
Self-build and custom-build products are short-term by design. When you switch to a mainstream residential or buy-to-let product, the new lender treats the finished home like any other new build and looks for a warranty or certificate on the first valuation.
Releasing equity after major works
You've extended, converted or remodelled and the value has jumped. A further advance or remortgage to release that equity triggers a fresh valuation, and the valuer flags the absence of a structural warranty on the altered property.
Switching lender after a conversion
A barn, office or chapel conversion remortgaged onto a better rate. The incoming lender wants evidence the conversion meets standards, and a retrospective PCC is the recognised way to provide it.
Developer exit and bridging-to-term
Refinancing development or bridging finance onto a term mortgage. Where no structural warranty exists, or the warranty provider isn't on the lender's panel, a PCC keeps the refinance on track.
What to have ready
Tell us your lender's name when you enquire, we can flag any specific requirement before you book. These documents help us move quickly, but we work with whatever you have.
- Building Regulations completion certificate (or regularisation certificate)
- Planning permission and approved conditions
- Architect's or designer's drawings
- Structural engineer's calculations
- Electrical (EIC / EICR) and gas safety certificates
- Window installer (FENSA / CERTASS) certificates
- Your lender's name, so we can flag any specific requirement up front
Remortgaging with a retrospective PCC, your questions
What homeowners and brokers ask us most when a remortgage is held up over a missing warranty.
My remortgage valuation flagged 'no structural warranty', what now?
A valuer noting the absence of a warranty on a newly built, converted or significantly altered property is one of the most common reasons a remortgage stalls. You don't necessarily need a warranty, a Professional Consultants Certificate is an accepted alternative under the UK Finance Lenders' Handbook, and a PCC can be issued retrospectively. The thing to know is that acceptance of a retrospective PCC varies between lenders, so the first step is for us to check your specific lender before you commit, then inspect and issue the six-year certificate if they'll accept it.
Can I get a PCC if the property was finished years ago?
Usually, yes. There's no hard cut-off, but the inspection has to be able to confirm the property met the relevant standards when the works were carried out. We're comfortable issuing PCCs on properties completed up to around ten years ago where the documentary trail is reasonable; older completions are assessed case by case.
Will my new lender accept it for the remortgage?
It depends on the lender, and we won't pretend otherwise. A retrospective PCC is accepted by fewer lenders than one supported by inspections during the build, some accept it, others don't, and it varies case by case. That's why we check your specific lender's requirements before you commit, so you don't pay for a certificate that won't be accepted. If a retrospective PCC won't work for your lender, we'll tell you straight away.
How long does it take, I'm on a rate deadline?
From booking the inspection to a signed certificate is typically seven days. If you're racing a rate expiry or a product transfer deadline, tell us and we'll prioritise the inspection, with a 3-day priority turnaround available for an extra fee. The signed PCC is emailed straight to you and can be forwarded to your broker or lender immediately.
Is a retrospective PCC cheaper than a structural warranty?
Almost always. A retrospective structural warranty is rarely available at all after completion, and where it is, it runs well into four figures. A PCC is a fixed £950 for a single dwelling. For a remortgage or equity release, it's usually the only realistic and the most cost-effective route.
Does it matter that I'm not selling, just refinancing?
No, the lender's requirement is the same whether you're buying, selling or remortgaging. They want evidence the build meets standards before lending against it. A PCC provides that evidence regardless of the transaction type.
Explore the retrospective PCC guides
Retrospective PCC, the complete guide
What a retrospective Professional Consultants Certificate is, the process, what we inspect, lender acceptance and cost.
Selling your property
The buyer's lender wants certification on a self-build, conversion or extension.
No Building Regulations certificate
Missing Building Control sign-off and it's blocking your sale or mortgage.
PCC vs structural warranty
Cost, cover, validity and lender acceptance compared side by side.
PCC vs indemnity insurance
What each one actually covers, and why they're not interchangeable.
Get your remortgage back on track
Tell us the property, what was built and your lender's name. We'll send a fixed-fee quote the same working day and prioritise inspections on a rate deadline.
Wondering whether your lender accepts a PCC? Check lender acceptance or compare a PCC against a structural warranty.