This chapter applies to a firm in a category listed in column (1) of the table in MCOB 6.1.2 R in accordance with column (2) of that table.

This chapter applies with respect to an offer made by a firm to a customer with a view to the firm:

1. (1)

   entering into a home finance transaction;3

   3
2. (2)

   varying the terms of a home finance transaction3 entered into by the customer in any of the following ways:

   3
   1. (a)

      adding or removing a party;

   2. (b)

      making a further advance; or

   3. (c)

      switching all or part of the regulated mortgage contract from one interest rate to another;1

(whether or not the customer agrees to enter into the home finance transaction3 or variation).

In relation to a lifetime mortgage3, this chapter, MCOB 6, is modified by MCOB 9 (Equity release3: product disclosure).2

In MCOB 6, a reference to an offer to enter into a home finance transaction3 is to be read as including a reference to an offer to vary an existing home finance transaction3 in a manner specified in 3this section3 if the context so requires.

Any communication required by MCOB 6 to be provided to a customer by a firm must be in a durable medium.

1. (1)

   If a firm offers to entering into a regulated mortgage contract with a customer, it must provide the customer with an offer document containing an illustration.

2. (2)

   The firm's offer in the offer document must be on the basis of the information set out in the illustration provided in accordance with (1).

1. (1)

   A firm must make an adequate record of each offer document which it issues to a customer in accordance with MCOB 6.

2. (2)

   The record required by (1) must be retained for a year from the date that the offer document is issued to the customer.

3. (3)

   If, in accordance with MCOB 6.5 (Information to be provided in the offer document or separately), information is included in a separate document that is sent with the offer document, that information must also be retained as part of the record required by (1).

The illustration provided as part of the offer document in accordance with MCOB 6.4.1 R (1) must meet the requirements of MCOB 5.6 (Content of illustrations) with the following modifications:

1. (1)

   the illustration must be suitably adapted and revised to reflect the fact that the firm is making an offer to a customer and updated to reflect changes to, for example, the interest rate, charges, the exchange rate or the APR required by MCOB 10 (Annual Percentage Rate), at the date the illustration is issued;

2. (2)

   MCOB 5.6.2 R (2) (a) does not apply;

3. (3)

   MCOB 5.6.15 R (Information to be included at the head of the illustration) does not apply;

4. (4)

   MCOB 5.6.16 R (Section 1: 'About this illustration') is replaced by the following: "Section 1: 'About this offer document':Under the section heading 'About this offer document', the following text must be included:

   1. (a)

      'You are not bound by the terms of this offer document until [insert relevant circumstances, including the names of any documents that must be signed. For example "you have signed the legal charge and the funds are released for your mortgage"]. We are required by the Financial Services Authority (FSA) - the independent watchdog that regulates financial services - to provide you with this offer document.'; and

   2. (b)

      (unless MCOB 6.6.1 R applies)"You should compare this offer document with the key facts illustration given to you before you applied for this mortgage, to see how the details may have changed.'";

5. (5)

   Unless (b) applies, MCOB 5.6.17 R (Section 2: 'Which service are we providing you with?') is replaced with the following:"Section 2: 'Which service did we provide you with?'

   1. (a)

      Under the section heading 'Which service did we provide you with?' the following text should be presented as two options each with a 'check box', one of which must be marked prominently to indicate the level of service provided to the customer:'We have recommended, having assessed your needs, that you take out this mortgage. We have not recommended a particular mortgage for you. You must make your own choice whether to accept this mortgage offer.'";

   2. (b)

      If the service described in MCOB 5.6.17 R (Section 2: 'Which service are we providing you with?') was provided by another firm, MCOB 5.6.17 R is replaced by the following:"Section 2: 'Which service were you provided with?'Under the section heading 'Which service were you provided with?' the following text should be presented as two options each with a 'check box' one of which must be marked prominently to indicate the level of service provided to the customer:'[name of firm] recommended that you take out this mortgage.[name of firm] did not recommend a particular mortgage for you. You must make your own choice whether to accept this mortgage offer.'";

6. (6)

   MCOB 5.6.29 R (2) does not apply;

7. (7)

   MCOB 5.6.52 R to MCOB 5.6.53 G is replaced by the following:Where all or part of the regulated mortgage contract is an interest-only mortgage, the illustration in the offer document must:

   1. (a)

      clearly state that the payments on the regulated mortgage contract cover only interest, and not the capital borrowed;

   2. (b)

      state the repayment vehicle the customer intends to use where the firm knows details of the specific repayment vehicle from the application by the customer; if the firm does not know how the customer intends to repay the capital borrowed, the firm must clearly state that the repayment vehicle is unknown, and must provide the customer with a clear reminder of the need to put suitable arrangements in place; and

   3. (c)

      include a statement reminding the customer to check regularly the performance of any investment used as a repayment vehicle, to see whether it is likely to be adequate to repay the capital at the end of the term of the regulated mortgage contract;

8. (8)

   the fees recorded in the illustration that is part of the offer document in accordance with MCOB 5.6.66 R (1) must include any fees paid or payable by the customer;1

9. (9)

   MCOB 5.6.69 R (5) is replaced by the following:'(where the fee is payable or has been paid to the mortgage lender), whether or not the fee is refundable, and if so, the extent to which it is refundable;'

10. (10)

    [deleted]2

    2
11. (11)

    where additional features are included in accordance with MCOB 5.6.92 R and these are credit facilities regulated by the Consumer Credit Act 1974, the relevant parts of Section 12 of the illustration that is part of the offer document must include the following text:"This credit facility is regulated under the Consumer Credit Act 1974. Please refer to the separate credit agreement which describes the facility and the terms on which the credit is available";

12. (12)

    The text required by MCOB 5.6.102 R (2) (a) or (b) should be adapted to include, or tell the customer where they can find, the information required by MCOB 6.5.4 R; and

13. (13)

    MCOB 5.6.113 R applies to the illustration that is part of the offer document if the illustration given out in accordance with MCOB 5 (Pre-application disclosure) was issued by, or on behalf of, a mortgage intermediary.

In adapting and revising the illustration that is part of the offer document in accordance with MCOB 6.4.4 R(1) a firm must:

1. (1)

   avoid amending the format of the information required by MCOB 5.6 (Content of illustrations) where possible, since this could result in the illustration in the offer document being difficult to compare with the illustration originally provided to the customer in accordance with MCOB 5.5.1 R;

2. (2)

   use, where possible, the same headings, ordering of information, and language that appeared in the illustration provided in accordance with MCOB 5.6 (Content of illustrations); and

3. (3)

   only change section headings where necessary (for example 'What you have told us' could be renamed 'Your mortgage requirements').

In adapting and revising the illustration in accordance with MCOB 6.4.4 R(1), a firm may:

1. (1)

   add extra information at the beginning and end of the illustration, such as conditions which are not covered by the illustration;

2. (2)

   include greater detail within each of the specified sections than that included in an illustration provided in accordance with MCOB 5 (Pre-application disclosure); and

3. (3)

   leave blank, except for the text 'not applicable', sections that are irrelevant, such as:

   1. (a)

      the section on insurance (see MCOB 5.6.73 R to MCOB 5.6.83 G), where the customer is not buying insurance from the firm and the firm does not require insurance to be in place; and

   2. (b)

      the section and sub-sections on additional features (see MCOB 5.6.92 R to MCOB 5.6.112 G) if there are no additional features available.

A firm must ensure that the illustration forms the main, and an integral, part of the offer document.

A firm must ensure that the offer document contains a prominent statement:

1. (1)

   of the period for which the offer is valid;

2. (2)

   explaining, where the regulated mortgage contract contains features, such as additional unsecured borrowing facilities, which could result in the customer borrowing more money, that where such features are used, the amount of the customer's debt will increase;

3. (3)

   explaining when any interest rate change on the regulated mortgage contract takes effect. This statement must be used, for example, to explain cases where an annual review system is used;

4. (4)

   explaining the consequences that might arise from the customer not entering into the regulated mortgage contract, including any fees that the customer has paid which will not be reimbursed;

5. (5)

   explaining that once the regulated mortgage contract is concluded there will be no right of withdrawal; and

6. (6)

   explaining that although no right of withdrawal exists the customer will have a right to repay the regulated mortgage contract in accordance with the terms of the regulated mortgage contract.

A firm must ensure that the contact details section of the offer document (as required by MCOB 5.6.122 R) also includes information on how to complain to the firm about the services provided by the firm in relation to the regulated mortgage contract and whether or not complaints may subsequently be referred to the Financial Ombudsman Service.

If the firm knows at the point that the offer is made to the customer that its interest in the regulated mortgage contract will be assigned (by sale or transfer) and the firm will no longer be responsible for setting interest rates and charges, the offer document must:

1. (1)

   state this; and

2. (2)

   state, where known, who will be responsible for setting interest rates and charges after the sale or transfer.

Where MCOB 6.4.16 R applies, if the name of the party who will be responsible for setting interest rates and charges after the sale or transfer is not known at the point the offer is made, the firm must notify the customer of this as soon as it becomes known.

If a firm makes an offer to a customer with a view to entering into a regulated mortgage contract, it must provide the customer, along with the offer document, with a tariff of charges that could be incurred on the regulated mortgage contract.

If the regulated mortgage contract has any linked borrowing or linked deposits, details of the charges on these linked facilities, for example charges payable on a linked current account, must be included in the firm'stariff of charges.

If a firm makes an offer to a customer with a view to entering into a regulated mortgage contract that includes a mortgage credit card, it must provide the customer with information explaining that the card will not give the customer the statutory rights associated with traditional credit cards.

If a firm makes an offer to a retail customer with a view to entering into a regulated mortgage contract a which is a distance contract, it must provide the retail customer with the following information with the offer document:

1. (1)

   the EEA State or States whose laws are taken by the firm as a basis for the establishment of relations with the customer prior to the conclusion of the regulated mortgage contract;

2. (2)

   any contractual clause on law applicable to the regulated mortgage contract or on competent court, or both;

3. (3)

   the language in which the contract is supplied and in which the firm will communicate during the course of the regulated mortgage contract; and

4. (4)

   if not provided previously:

   1. (a)

      all of the contractual terms and conditions of the regulated mortgage contract to which the offer document relates; and

   2. (b)
      1. (i)

         confirmation that the mortgage lender is authorised and regulated by the FSA;

      2. (ii)

         the mortgage lender'sFSA register number; and

      3. (iii)

         confirmation that the customer can check the FSA register on the FSA's website www.fsa.gov.uk/register/ or by contacting the FSA on 0845 606 1234.

If a firm provides a customer with an offer document in place of an illustration in accordance with MCOB 5.5.1 R (3), it must take reasonable steps to ensure that it provides the offer document in accordance with the requirements for providing an illustration in MCOB 5.4 (Illustrations: general) and MCOB 5.5 (Provision of illustrations).

1. (1)

   Where the regulated mortgage contract is for a business purpose, a firm may choose to provide a customer with a business offer document instead of the offer document referred to in MCOB 6.4.1 R.

2. (2)

   If a firm provides a customer with a business offer document in accordance with (1), it must ensure that:

   1. (a)

      an updated business illustration, as required by MCOB 5.7 (Pre-application disclosure for business loans), forms part of the business offer document; and

   2. (b)

      subject to the tailoring required by MCOB 5.7 (Pre-application disclosure for business loans), the business offer document complies with MCOB 6.4 (Content of the offer document).

1. (1)

   1If a firm offers to enter into a home purchase plan with a customer, it must ensure that the customer is, or has been provided with an appropriate offer document in a durable medium which includes:

   1. (a)

      the period for which the offer is valid;

   2. (b)

      an explanation of the consequences that might arise from the customer not entering into the home purchase plan including details of any fees that the customer has paid which will not be refunded;

   3. (c)

      an explanation of when the customer will become bound by the offer and the implications of this;

   4. (d)

      the charges that a customer may incur under the plan, including the reason for, and amount of, each charge, when they are payable, whether they will be refunded and, if so, when;

   5. (e)

      a financial information statement;

   6. (f)

      the firm's contact details, including its name and address; and

   7. (g)

      how to complain to the firm and whether or not complaints may subsequently be referred to the Financial Ombudsman Service.

2. (2)

   A firm may omit details of the charges that a customer may incur under a home purchase plan from the offer document if they are included in a separate tariff of charges provided to the customer at the same time.

A firm must ensure that the financial information statement forms the main, and an integral, part of the offer document.

1. (1)

   A firm must communicate to a retail customer the distance marketing information in a durable medium available and accessible to the retail customer in good time before the retail customer is bound by any distance contract or offer to enter into a home purchase plan.

2. (2)

   If the distance contract or offer has been concluded at the retail customer's request using a means of distance communication which does not enable providing the information in accordance with (1) then it must be communicated no later than immediately after the conclusion of the home purchase plan.