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Mini price war among lenders sparks under-4% mortgage deals

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Mini price war among lenders sparks under-4% mortgage deals

Almost all major lenders are now offering under-4% deals this week, giving some respite for borrowers in an apparent response to the financial turmoil sparked by the US trade tariffs that changed expectations on UK interest rates and sparked a mini price war among mortgage providers.

The average rate for a two-year fixed mortgage stands at 5.06%, while five-year fixed deals average 5.31%, according to data from Uswitch.

The Bank of England (BoE) held its interest rate at 4.5% last month after warning that global economic uncertainty has “intensified”. This is the lowest level for rates in more than 18 months, following a reduction from 4.75% in February, the third such cut since August 2024.

Financial markets and economists predict that the Bank of England will reduce borrowing costs more than expected this year to avoid a downturn.

The primary inflation measure, the Consumer Price Index (CPI), stood at 2.6% in the 12 months to March 2025, a slight decrease from the previous month. That means that prices have been rising at the slowest pace since December and are closer to the BoE’s 2% target.

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Most economists are predicting that the main borrowing rate will be cut on 8 May from its current 4.5% to 4.25%.

This week, NatWest (NWG.L) has pushed well into under-4% territory, with offers starting at 3.88%, while Barclays has reduced selected fixed rates and has broadened its range of deals at sub-4%. HSBC (HSBA.L) has also moved to offer some under-4% deals.

Read more: 5 vital but difficult questions to ask family members

Mark Harris, chief executive at mortgage broker SPF Private Clients, said: “NatWest’s launch of a market-leading five-year fix at 3.88%, along with a joint borrower sole proprietor mortgage for the first time and other enhanced affordability measures for all customers, is part of a growing trend among lenders keen to do more business.

“Falling fixed-rate mortgages and reversion rates for borrowers coming to the end of their current deal points to a lower rate environment. The easing of the cost-of-living crisis and inflation is playing a part, along with the Financial Conduct Authority clarifying its stance on affordability stress rates.”

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Outside the major lenders, Clydesdale Bank is also set to reduce selected residential mortgage rates by up to 0.15%, including two- and five-year fixes for loans between 65% and 75% LTV.

MPowered Mortgages has reduced its three-year fixed remortgage rates, now starting from 3.98% for customers with a 40% deposit paying a £999 fee, or 4.27% with no fee.

April Mortgages has increased its lending income multiple to seven times income for borrowers with a minimum income (single person or household income) of £50,000 taking a 10- or 15-year fixed rate deal.

HSBC (HSBA.L) has a 3.93% rate for a five-year deal, lower than the previous 4.12%. For those with a Premier Standard account with the lender, this rate is 3.88%.

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Looking at the two-year options, the lowest rate is 3.91% with a £999 fee, also lower than the previous 4.10%.

Both cases assume a 60% loan-to-value (LTV) mortgage, meaning buyers need to have at least 40% for a deposit.

HSBC offers 95% LTV deals, meaning you only need to save for a 5% deposit. However, the rates are much higher, with a two-year fix coming in at 5.19% or 4.94% for a five-year fix.

This is because their financial situation and deposit size determine the rate someone can get. The larger the deposit, the lower the LTV, allowing buyers to access better deals because lenders consider them less risky.

NatWest (NWG.L) has a five-year deal coming in at 3.88% with a £1,495 fee, lower than the previous 4.13%.

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The cheapest two-year fix deal is 3.88%, also lower than the previous 3.94%. In both cases, you’ll need at least a 40% deposit to qualify for the rates.

At Santander (BNC.L), a five-year fix is 4.16%, unchanged from the previous week. It has a £999 fee, assuming a 40% deposit.

For a two-year deal, customers can also secure a 4.01% offer, with the same £999 fee, which is also unchanged..

Read more: Bank of England poised to cut interest rates in May

Santander has also introduced mortgage products tailored to first-time buyers with large loans. These feature two- and five-year fixed-rate deals at 60% LTV, albeit with a higher £1,999 product fee.

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Barclays (BARC.L) was the first among major lenders to bring back under-4% deals and has now cut rates further with a five-year fix at the lender now at 3.923%, lower than the previous 3.99%. For “premier” clients, this rate drops to 3.92%.

The lowest you can get for two-year mortgage deals is 3.92%, also lower than last week’s 3.99%.

“After being the first major lender to go sub-4% in April, we’ve brought an additional six products under 4%, including for existing mortgage customers,” said Benjamin Pfeffer, vice president of external communications at Barclays UK. “Our biggest single drop will be 33 basis points, on a remortgage two-year fixed 75%, £999 product fee.”

Barclays has launched a mortgage proposition to help new and existing customers access larger loans when purchasing a home. The initiative, known as Mortgage Boost, enables family members or friends to effectively “boost” the amount that can be borrowed toward a property without needing to lend or gift money directly or provide a larger deposit.

Under the scheme, a borrower’s eligibility for a mortgage can increase significantly by including a family member or friend on the application. For example, an individual with a £37,500 annual income and a £30,000 deposit might traditionally be able to borrow up to £168,375, enabling them to purchase a home priced at around £198,375.

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However, with Mortgage Boost, the total borrowing potential can rise substantially if a second person — such as a parent — joins the application. In this case, if the second applicant also earns £37,500 a year, the combined income could push the borrowing limit to £270,000, enabling the buyer to afford a home worth up to £300,000.

Nationwide (NBS.L) appears to have moved the market with increases this week. The lender offers a five-year fix at 4.34%, with a £999 fee and a 40% deposit. This is higher than the previous 4.14%.

Nationwide offers a two-year fixed rate for home purchase at 4.14% with a £999 fee — also for borrowers with a 40% deposit. This is also higher than the previous 4.09%.

Read more: Best credit card deals of the week

The lender has announced it is changing the eligibility criteria for its mortgage scheme, which allows people to borrow up to six times their income.

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The minimum income required to take out a Helping Hand mortgage has been reduced to £35,000 — meaning more people will be eligible for the scheme. The minimum income requirement for joint applications will remain at £55,000.

Helping Hand mortgages enable people to borrow up to six times their income, meaning potential homeowners can borrow 33% more compared to Nationwide’s standard lending at 4.5 times income.

Halifax, the UK’s biggest mortgage lender, offers a five-year rate of 4.1% (also 60% LTV), untouched from the previous week.

The lender, owned by Lloyds (LLOY.L), offers a two-year fixed rate deal at 3.94%, with a £999 fee for first-time buyers, which is also unchanged.

It also offers a 10-year deal with a mortgage rate of 4.78%.

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Read more: UK house prices fall at fastest rate in two years after stamp duty changes

The lender has enhanced its five-year fixed mortgage products by increasing borrowing capacity. This improvement allows borrowers to access up to £38,000 more, enabling them to secure larger mortgages based on individual incomes.

Rachel Springall, finance expert at Moneyfacts, said: “The flourishing choice of low-deposit mortgages will no doubt be welcomed by borrowers who are either looking to remortgage or are a first-time buyer.

“The government has been clear that it wants lenders to do more to boost UK growth, and so a rise in product availability for aspiring homeowners is a healthy step in the right direction.”

Amid this mini price war between mortgage providers,, prospective homeowners have some better options. NatWest’s (NWG.L) 3.88% is currently the cheapest deal for both five-year and two-year fixes among the top banks, though both require a 40% deposit.

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The average UK house price is £366,189, so a 40% deposit equates to about £147,000.

A growing number of homeowners in the UK are opting for 35-year or longer mortgage terms, with a significant rise in older borrowers stretching their repayment periods well into their 70s.

Read more: Food prices rise as wage bills weigh on supermarket bottom lines

Lender April Mortgages offers buyers the chance to borrow up to six times their income on loans fixed for five to 15 years, from a deposit of 5%. Both buying alone and those buying with others can apply for the mortgage.

As part of the independent Dutch asset manager DMFCO, the company offers interest rates starting at 5.20% and an application fee of £195.

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Skipton Building Society has also said it would allow first-time buyers to borrow up to 5.5 times their income to help more borrowers get on the housing ladder.

Leeds Building Society is increasing the maximum amount that first-time buyers can potentially borrow as a multiple of their earnings with the launch of a new mortgage range. Aspiring homeowners with a minimum household income of £40,000 may now be able to borrow up to 5.5 times their earnings.

Mortgage holders and borrowers have faced record-high repayments in recent years, as the Bank of England’s base rate has been passed on by banks and building societies.

According to UK Finance, 1.3 million fixed mortgage deals are set to end in 2025. Many homeowners will hope the Bank of England acts quickly to cut rates more aggressively. At the same time, savers will likely root for rates to remain at or near their current levels.

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Finance

Should investors have bought gold or the S&P 500 5 years ago?

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Should investors have bought gold or the S&P 500 5 years ago?
Image source: Getty Images

Remember 2020/21, when Covid-19 crashed stock markets? At their 2020 lows, the UK FTSE 100 and US S&P 500 indexes had collapsed by 35%. Nevertheless, 2020/21 was a great time to buy shares, because returns have been outstanding since.

But would I done better five years ago buying the S&P 500 or investing in gold, one of the world’s oldest stores of value?

Over the past five years, the S&P 500 has leapt by 70.4%. However, this capital gain excludes cash dividends — regular cash returns paid by some companies to shareholders.

Adding dividends, the S&P 500’s return jumps to 81.8%, turning $10,000 into $10,818. That works out at a compound yearly growth rate of 12.7%.

Then again, as a British investor, I buy US assets using pounds sterling. The US index’s return in GBP terms over five years is 13.6% a year. This equates to a five-year total return of 89.2% — still a handsome result for UK buyers of US shares.

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For many, gold is the ideal asset in times of trouble. First, it has several uses: as a store of value (often in bank vaults), for jewellery, and as an excellent conductor of electricity in electronics. Second, it is scarce: all the gold ever mined would fit into a cube with sides of under 23m.

As I write, the gold price stands at £3,484.50. This is up an impressive 178.5% over the past five years. That works out at a compound yearly growth rate of 22.7% a year — thrashing the S&P 500’s returns.

Of course, gold pays no income, but these bumper returns can more than make up for this omission. Then again, with the S&P 500 worth around $60trn, its gains have been enjoyed by a much larger cohort of investors

Thus, over the past five years, investors have made more money owning gold than investing in the S&P 500. And speaking of high-performing investments, here’s another hidden gem from spring 2021…

As an older investor (I turned 58 this month), my family portfolio is packed with boring, old-school FTSE 100 and FTSE 250 shares that pay generous dividends.

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For example, my family owns shares in Lloyds Banking Group (LSE: LLOY), whose stock has soared since 2021. As I write, Lloyds shares trade at 96.68p, valuing the Black Horse bank at £56.7bn.

Over one year, the shares are up 37.8%, easily beating major market indexes. Over five years, this stock has soared by 135.6% — comfortably beating most UK and US shares over this timescale.

Again, the above returns exclude dividends, which Lloyds stock pays out generously. Right now, its dividend yield is 3.8% a year, beating the wider FTSE 100’s yearly cash yield of 3.1%.

Earlier this year, Lloyds shares were riding high, peaking at 114.6p on 4 February. They have since fallen by 15.6%, driven down by the US-Iran war, soaring energy prices, and fears of an economic slowdown. Of course, if the UK endures another recession, banking revenues, profits, and cash flow could take a nasty hit.

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That said, sticky, above-target inflation hinders the Bank of England from cutting interest rates. This boosts Lloyds’ net interest margin, boosting its 2026 earnings. And that’s why we will keep holding tightly onto our Lloyds shares!

The post Should investors have bought gold or the S&P 500 5 years ago? appeared first on The Motley Fool UK.

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The Motley Fool UK has recommended Lloyds Banking Group. Cliff D’Arcy has an economic interest in Lloyds Banking Group shares. Views expressed on the companies mentioned in this article are those of the writer and therefore may differ from the official recommendations we make in our subscription services, such as Share Advisor, Hidden Winners and Pro. Here at The Motley Fool, we believe that considering a diverse range of insights makes us better investors.

Motley Fool UK 2026

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4 Smart Ways to Use Your Tax Return for Financial Planning

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4 Smart Ways to Use Your Tax Return for Financial Planning

(Image credit: Getty Images)

In my work helping people think through retirement planning decisions, I often see people focus heavily on preparing their tax return but spend very little time reviewing it afterward.

By the time tax season ends, most people treat the document like a receipt: They file it, save a copy somewhere and move on.

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The CFO who turned Adobe’s finance department into an AI lab | Fortune

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The CFO who turned Adobe’s finance department into an AI lab | Fortune

Finance chief Dan Durn is turning Adobe’s finance organization into an early proving ground for agentic AI—using autonomous software agents to forecast results, scan contracts, and even answer hundreds of thousands of emails.

The push mirrors Adobe’s broader strategy around agentic AI. For customers, the company lets them choose models, combine them with their own data and Adobe’s, and point agents at specific business outcomes.

Internally, Durn, who is also in charge of technology, security and operations, has taken a similar approach to finance: pairing a rules-based, data-heavy function with AI, within a structure where finance, IT, and security report to one leader so pilots can move to production quickly. “Accuracy is non-negotiable,” he adds; that’s why Adobe is investing in structured data and governance so it can move fast without sacrificing precision, he says. 

The rise of AI is rapidly reshaping corporate leadership, accelerating turnover and elevating executives who can deliver fast, tangible results. Even long-tenured leaders face increasing pressure from investors to move aggressively on AI. Recent leadership changes, including the announced retirement of Adobe CEO Shantanu Narayen, highlight how little patience markets now have for perceived hesitation. At the same time, Adobe reported that annualized revenue from its AI-first products more than tripled year over year in its first quarter of fiscal 2026, which ended Feb. 27. Across Fortune 500 companies, this dynamic is creating a new internal proving ground where executives are judged by how effectively, and how quickly, they deploy AI to drive growth, efficiency, and innovation.

Using AI in finance

Inside finance, Durn groups AI use into three buckets: forecasting, anomaly detection, and general productivity.

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For forecasting, AI uncovers patterns and signals in data that would be difficult for humans to detect quickly, he explains. Anomaly-detection agents flag performance that’s unexpectedly strong or weak—“things that can get lost in the sea of data”—so finance can intervene faster, he says.

However, Durn says the best examples now sit in productivity, citing three use cases:

1. Extracting information from PDFs

One of the most developed use cases involves “containers” of information—collections of PDFs such as investor transcripts, quarterly reports, and analyst research. Finance teams use Adobe’s PDF Spaces to load documents into a shared digital workspace and use an agentic AI assistant to surface themes, insights, and messaging cues in minutes rather than hours.

A recent Forrester TEI study found Acrobat’s agentic AI Assistant increases efficiencies in document summarization and analysis by 45%. Durn says that matters because “the world’s information lives in PDF,” and AI that turns static content into insights that can be used.

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2. Cutting contract review time in half

Adobe is also using agentic AI to overhaul contract reviews across finance and procurement functions including revenue assurance, contract operations, product fulfillment, and vendor management. Instead of finance professionals combing through every clause, an AI assistant scans thousands of contracts, highlights provisions relevant to each function, and flags non-standard terms.

The system has cut review time roughly in half, speeding individual reviews and allowing teams to query the entire contract repository—for example, identifying which contracts include auto-cancellation features or foreign-exchange adjustment windows, Durn says. Adobe built its first prototype by April 2024 and began onboarding teams in January 2025.

3. Automating “common” inboxes

A third area is the “common inboxes” that handle high-volume internal and external email—shared addresses for sales, treasury, finance, and supplier questions. Adobe deployed an agentic AI assistant that auto-tags, prioritizes, routes, and, when criteria are met, auto-responds to emails. Typical queries include supplier billing issues or standard credit-quality questions coming into the treasury from Salesforce.

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“In 2025 alone, the system auto-responded to about 300,000 emails across 19 inboxes, saving more than 5,000 hours of manual work and freeing teams to focus on more complex issues,” he says. The tool took about six months to build; beta teams began using it around August 2024, with full rollout in January 2025.

The payoff, he stresses, isn’t headcount cuts but the ability to scale more efficiently as Adobe grows.

Grassroots ideas, decade-long build

Durn traces these finance use cases to Adobe’s long AI journey and a bottom-up idea pipeline. The company has invested in machine learning and AI for more than a decade, initially to understand customer usage patterns and embed intelligence into products—work that laid the groundwork for generative and agentic AI.

Many of the best applications come from “reaching down into the organization” and asking employees where AI could remove friction or make their jobs easier, he says. There are more ideas than capacity, so the team prioritizes those with the greatest impact.

When deciding whether to green-light AI investments, Durn focuses on organizational velocity—the ability of back-office functions to keep pace with faster product innovation. If finance doesn’t adopt AI, he argues, it risks becoming a “rate limiter of growth.”

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The actual spend is modest, he adds; much of the work involves change management and process redesign layered onto Adobe’s technology.

Durn’s perspective on change management coincides with new research from McKinsey. To capture the full value of AI, organizations need to go beyond “a piecemeal approach and push for a double transformation—both technical and organizational—that includes reimagining how work gets done across functions and workflows,” according to the report. While 88% of organizations surveyed are now experimenting with AI, fewer than 20% report tangible bottom-line results,, the research finds.

How AI is changing his own job

For his own workflow, Durn relies on AI primarily for insight generation. Ahead of earnings, his team loads pre-earnings research reports, Adobe filings, and peer transcripts into an AI-powered workspace to surface themes and likely investor questions.

Scripts and Q&A preparation are then run through models with guardrails to test whether messaging addresses those themes and to ask, “If I were an investor, what are my key takeaways?”

He sees it as a useful check on clarity and consistency—using AI to validate instincts and sharpen how Adobe communicates with the market.

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