This page explains how fixed rate end dates are set, why they often differ from your moving-in date, and what you need to know to avoid landing on a much higher rate without realising it.
How Your Fixed Rate End Date Is Set
Your fixed rate end date is set by the lender when the mortgage offer is issued — not when you complete on the property. The clock starts ticking from the offer date, not your moving-in date. So if your mortgage offer was issued in August but you didn't complete until October, your 2-year fix started in August.
It's also quite common for a 2-year fixed rate to be slightly longer than 2 years from the point of application — 2 years and 3 months is not unusual, depending on the lender and how they structure their products.
A Real Example
Say you moved into your home in November 2023. Your mortgage offer was issued in September 2023. You took a 2-year fixed rate. Most people would assume their deal ends in November 2025. In reality, it ended in September 2025 — two months earlier than expected. If you weren't watching, you'd have been on the lender's standard variable rate (SVR) for two months before you even noticed.
That's not a hypothetical — it's one of the most common things Rob sees when people come to him for a remortgage.
Why It Is Not Your Moving-In Anniversary
If there was a delay between mortgage offer and completion, the fixed rate still ends based on the lender's original start date. For some people it means a 2-year fixed rate is actually less than 2 years from moving in. For others, if the deal was switched partway through the buying process, it can be more. The only way to know for certain is to check the original mortgage offer document.
Where To Find Your Fixed Rate End Date
What Happens Next
When the fixed rate ends, most lenders move the mortgage onto their standard variable rate (SVR). This is normally higher than the fixed rates they offer, but it does depend on the deal you are currently on.
Not Sure What To Do Next?
Check your mortgage offer, annual statement or lender app, then talk to Rob if you would like help understanding the timing.
Talk to RobCommon Questions
Can I check my fixed rate end date online?
Yes. Most lenders now show your mortgage details in their app or online banking. Log in and look for "mortgage account" or "product details". If you can't find it, your annual mortgage statement will show it, or you can call your lender directly — they'll tell you in under two minutes.
What is the SVR and why does it matter?
SVR stands for Standard Variable Rate. It's the rate your lender puts you on automatically when your fixed rate ends. SVRs are typically much higher than fixed rates — often 7% or above — and they can change at any time. Most people don't want to be on it for longer than necessary.
How early should I start thinking about remortgaging?
Six months before your fixed rate ends is a sensible starting point. Some lenders let you lock in a new rate up to 6 months in advance, so you're protected if rates rise before your deal ends. Starting early also means no rush, no pressure, and time to properly compare your options.
Do I have to remortgage with the same lender?
No. When your fixed rate ends, you're free to move to any lender. Staying with the same lender (a product transfer) is sometimes the right call, but it's worth looking at what else is available. That's exactly what Rob does — he looks at both options and gives you a clear recommendation.
