I’m delaying buying a first home until mortgages go sub-4%. I won’t pay high rates
20 Mins Read
Earlier this year, Lauren Smith and her boyfriend started to look for their first home.
They had saved enough together for roughly a 20 per cent deposit – with 27-year-old Lauren living at home for several years after university to save cash – and began to view semi-detached homes in north Leeds for around £320,000 to £400,000 at the start of the year.
Then, Lauren, who works in PR, said “everything changed”.
Shorts
Most British houses are built to retain heat (Photo: Antonio Diaz/Getty/iStockphoto)
How to keep your sex life going in a heatwave
Don’t endure it
For some people, the heat and the sun boost the production of hormones responsible for joy, pleasure and connection like serotonin and dopamine. For others, the heat causes fatigue and irritability. For them, being touched can set off an anxiety response.
GEMMA NICE [BELOW]
Don’t endure sweaty cuddles
Long-term partners can be upfront and honest with each other and say that it’s too hot to touch right now.
For others, break the tension by having an open and honest conversation.
Choose dates with built-in air conditioning, like the cinema.
Don’t ignore the issue or power through if you’re too hot.
LIFESTYLE
5 min read
How couples can manage a heatwave
Take penetrative sex off the table
It may make you feel lightheaded, tired, and can even lead to erectile dysfunction because the body is overheating.
The UK had pretty low numbers of libidinous romantic lovers, suggesting that ‘Brits may not be having as much fun between the sheets as people in other countries’ (Photo: RealPeopleGroup/ Getty Images/ iStockphoto) (Photo: Dmitrii Marchenko/Getty).
Indulge in dirty talk instead
Because you aren’t distracted by physical movement, your focus is entirely on your partner’s voice. This can help build a massive amount of tension and sexual desire.
How couples can manage a heatwave
Caption: Young couple at home practicing yoga. They are watching online fitness live streaming classes. Photographer: svetikd Provider: Getty Images Source: E+ Copyright: SVETIKD
Breathwork
This syncs up your nervous systems and can trigger a deep, full-body energetic response.
Mutual play
Set up a fan and touch yourselves while looking directly into each other’s eyes, says Nice.
‘Humid heat is harder heat,’ one expert says (Photo: Getty)
Our reader’s new partner always wants to ‘chill’ at home rather than go for walks or dinner or come up with ideas (Photo: vm/E+)
Strip and chill out
Just sharing the space and being close to each other can strengthen your bond.
Why you shouldn’t have sex in the sea
Water actually washes away your body’s natural lubrication.
It creates friction against the delicate tissue.
This can cause micro tears and severe irritation.
It drastically increases the risk of getting a urinary tract infection (UTI) or a yeast infection.
LIFESTYLE
4 min read
The one easy habit which keeps your brain young
From adopting a different running route to taking up a new hobby, here are seven ways in which new experiences can dramatically alter your brain health for the better.
Making friends at work can have a profound impact on happiness (Photo: Tim Robberts/Getty)
Why we need new experiences
A well-connected brain is more resilient to stress, illness and the effects of ageing.
Neurologist Dr Steve Allder says when we try unfamiliar things, our brain is forced to work in new ways.
Over time, this improves the brain’s ability to adapt to change and respond to challenges, helping us to preserve thinking skills and emotional balance.
Why we need new experiences
They strengthen memory formation
Regularly exposing yourself to new situations – even small ones – helps exercise your memory systems, which improves your ability to store and retrieve information.
A human brain made of wool with folded paper brainwaves – stock photo. (Photo: Getty)Puzzles like sudoku have now been widely shown not to protect against cognitive decline (Photo: Getty Images)
They improve overall learning ability
Just as muscles adapt to new exercises, the brain adapts to new mental demands. As we age the brain then benefits from regular stimulation and maintains sharpness.
Why we need new experiences
Caption: Happy woman walking with male partner in vineyard during sunset. Elderly couple are touring in field against sky. They are enjoying during weekend. Photographer: Morsa Images Provider: Getty Images Source: Digital Vision
Boosts dopamine
New experiences naturally stimulate dopamine, which encourages positive behaviour patterns.
Reduce cognitive decline
New experiences activate different brain regions, helping to keep more areas working.
Happy pregnant mother sitting close to smiling teen daughter while taking selfie on smartphone – stock photo. (Photo: Getty)
Caption: Portrait of elderly woman solving sudoku puzzles at home, sitting in living room. Sudoku as popular game for aging people, logical thinking, problem solving. Photographer: Halfpoint Images Provider: Getty Images Source: Moment RF
Problem-solving
Your brain must evaluate options, test ideas and adjust its approach.
The benefits of new experiences
Each time you adapt successfully to something new, your brain learns that change can be handled. This improves emotional flexibility, making it easier to cope with stress and unexpected events.
They also often involve other people, whether through travel or social activities. This stimulate areas of the brain responsible for communication, empathy and understanding others’ perspectives.
Running might not seem like the most appealing hobby, but if you give it a try, you might be surprised (Photo: EMS-FORSTER-PRODUCTIONS/Getty/Digital Vision/ems-forster-productions)
Your sleep has a huge impact on your heart health
How sleep and your heart health are linked
Adults who regularly sleep fewer than seven hours are at increased risk of high blood pressure, obesity, heart attack and diabetes.
The risk of coronary artery disease is 45 per cent higher in adults with short sleep durations at night.
LIFESTYLE
4 min read
The bedtime habits that reduce risk
Sleep tourism in hotel. Exhausted woman sleeps sweetly in bed in the morning – stock photo. (Photo: Getty)
Consistency
Keep daytime naps to less than 20 minutes and aim for seven to eight hours sleep per night.
Wind down
A reasonable 20-30 minute bedtime routine can include reading, light stretching, and meditation.
A mature man meditates in the last sun rays coming into his bedroom – stock photo. (Photo: Getty)
Caption: Close-up view of female jogger tying laces of her sport shoes before running exercise routine. Motivation, healthy lifestyle and fitness concept. Photographer: Xavier Lorenzo Provider: Getty Images Source: Moment RF
Time your exercise
Vigorous exercise within three hours of bedtime can cause insomnia.
The bedroom environment
Pensive young Asian woman sitting on bed writing on journal in cozy bedroom. Copy space. – stock photo. (Photo: Getty)
Sleeping in a bedroom with bright overhead light has been associated with a higher risk of major cardiovascular events, including heart attack (47 per cent higher risk), stroke (28 per cent) and heart failure.
Darken the room with blackout blinds or an eye mask, avoid blue light and leave your mobile phone outside your bedroom.
The bedtime habits that reduce risk
Food and drink
Alcohol, nicotine, caffeine and large evening meals can all disrupt sleep quality.
One theory is that alcohol and drugs can hijack the brain’s pathways (Photo: Guillermo Spelucin/Getty Images)
Know your numbers
If your blood pressure at bedtime is consistently high, consider discussing medication with your GP.
Beware of snoring
Sleep-disordered breathing is linked with cardiovascular conditions, so it could be time for a GP evaluation.
Separate bedrooms is not the first step on the road to dissolution; it’s the route to joint survival (Photo: LordHenriVoton/E+/Miljan Lakic/Getty)
Alzheimer’s can be seen on brain scans (Photo: Tek Image/Getty)
HEALTH
Reflecting on the early signs of dementia
Three families reflect on the early signs of the illness, which affected their parents.
They include the things they missed or dismissed, what they’d do differently and what they’d want other people in the same position to know.
Robert and his mother Joyce
She fell for a scam
Robert’s mother Joyce spent her last six years in a care home
One of the first incidents that rang alarm bells for Robert was his mum falling victim to a suspected scam from someone selling mattresses door-to-door.
She also started to struggle with cooking and making her special dishes she’d been making for decades without a problem.
LIFESTYLE
5 min read
Did he tell his mother?
We [had] just sort of played along with everything. But on one particularly bad day, I blurted it out over the phone, ‘Because you’ve got dementia, mum!’ She threatened to kill herself, which was very scary. Maybe it’s something I should have explained properly to her from the get-go.
JOYCE WAS DIAGNOSED WITH ALZHEIMER’S IN HER EARLY SEVENTIES
Old man with dementia enjoys sunny weather – stock photo. (Photo: Getty)
Rosie became a carer in her early thirties
I think we missed some of the really early subtle signs.
Rosie’s mother was diagnosed with Young Onset Alzheimer’s Disease at 58 but some symptoms, like brain fog, were put down to the menopause.
She had become more forgetful, and was repeating herself, but as she had always “been scatty” it was dismissed.
She became fixated
It was on strange things like going to the same buffet.
Chloe was just 14 when her mum, Sarah, was diagnosed with young onset frontotemporal dementia, a rare form of the disease.
Another time Sarah, who was diagnosed in her forties, forgot how to boil an egg.
On Saturdays, when she’d usually go shopping, she’d go out and come straight back home, almost like she was forgetting what she was going out for.
Unused or unwanted subscriptions cost consumers £1.6bn.
Writer Sadhbh O’Sullivan looked into her own forgotten subscriptions when she became a first-time buyer, and realised how much she was wasting on things she wasn’t using.
Are you good at managing money (Photo: Peter Dazeley/Getty/The Image Bank RF)
The hidden spends that go unnoticed
I’d long considered myself to be quite a reasonable spender.
But the hidden costs across her bank accounts, like free trials that hadn’t been cancelled and memberships for abandoned services, proved otherwise.
It was full of small amounts, £2.99 here, £4.50 there. These small amounts added up.
The ghost subscriptions
Sadhbh isn’t alone.
19%
According to a Nationwide survey almost one in five Brits don’t use every platform they pay for.
The bank suggests they could save as much as £400 a year by ditching them.
4.7 million
National Trading Standards’ 2025 research found 4.7 million people were paying for subscriptions they didn’t know they’d signed up for.
In 2024, a government report found unused and unwanted subscriptions cost consumers up to £1.6bn a year.
How to deal with the subscriptions
Hunt them down
Banking apps usually list your ‘subscriptions’ separately from direct debits and standing orders so you can easily spot what you’re shelling out on.
Pensioners have some flexibility over the timing and payment of their state pension (juststock/Getty Images/iStockphoto/ NIPITPHON)Edge will give customers cashback on debit card and direct debit spending
Check everything
You can be debited through credit cards, E-payment services, your mobile phone bill, Apple Pay or Google Pay.
How to deal with subscriptions
Dating apps have failed the black community, says Amber (Photo: Morsa Images/Getty)
Be honest
Don’t vow to use a subscription you’re not going to, even if you have good intentions.
Look over 13 months
Many businesses have changed from monthly to annual payments so look further back.
Changes are due to kick in on everything from inheritance tax to filling in self-assessment forms (Photo: Getty).
Customers struggling with debts are highly likely to be in vulnerable circumstances, regulators warn (Photo: Martin Prescott/Getty)
Future proof
Make sure to track any subscriptions you have kept so you can cancel them, if need be, in future.
Don’t be afraid of phone calls
If companies don’t let you cancel online, don’t fear the customer service line.
With TV and broadband, call the new customer number as it’s often answered more quickly.
If you’re happy with the service, but not the price, speak to a real person that may offer a better deal.
Look for a phone number and press the ‘thinking of leaving us’ option. It’s usually a fast track to a team with authority to offer bigger discounts.
Donations to charity have increased dramatically
But staff say many people treat their shops like a tip.
Here they share the most useful donations they get, and the ones that drive them mad.
A rail of clothes in a second hand vintage charity shop – stock photo. (Photo: Getty)
People won’t buy the current donations
The quality of donations over the last year has diminished.
Claire Stockman, head of retail for St Luke’s Hospice [pictured], says many donations include used items from fast fashion like Boohoo and Primark, which they cannot sell for more than £2, if at all.
What the workers see
60%
of what comes into St Luke’s Hospice is unsellable, Stockman says.
She adds its soiled, damaged beyond repair or smelly.
Vinted
Harriet, a volunteer at Crisis in Dalston, says people bring in clothes that are dirty and stained – things that they cannot sell on Vinted.
She also sees dirty kitchenware and technology that no longer works.
It’s not all bad
Two young women shopping in a vintage charity shop – stock photo. (Photo: Getty)
Harriet says they still get their fair share of designer items.
She’s seen a pair of Louboutins sell for around £400.
People will buy high-end items even if they’re a little worn.
First Person
5 min read
The best donations
There was a box donated after someone’s family had passed and in it were all these medals. I researched them and the whole collection ended up going for £2,340…
JANE THURNELL-READ, VOLUNTEER AT THE OXFAM GENERAL SHOP IN EXETER
What is a good donation?
A young woman chooses clothes in a fashion store and reads the labels on things while shopping at the mall. A millennial shopaholic woman tries on clothes in a fashion boutique – stock photo. (Photo: Getty)
A good donation is anything new with tags on, anything that hasn’t been opened, or higher quality items.
Items that have been well looked after are more likely to sell and generate a better price for charity too.
Harriet adds that knick-knacks and wine glasses are surprise hits in her branch.
The feeling of dread that the weekend is over is all too familiar.
Here, psychologists, career consultants and sleep experts give their best advice on how to beat the gloom that the work week is looming…
(Photo: Getty).
How to beat the Sunday scaries
Pave the way on Friday
Psychologist Maria-Teresa Daher-Cusack says to wrap up tasks and not to leave big or difficult things for Monday. And write a to-do list for the next week so you know what to expect when you return after the weekend.
Young man practicing meditation in nature at sunrise – stock photo. (Photo: Getty)Working from home is being blamed by some councils for the rise in fraudulent ‘polygamous’ working (Photo: Moment RF/Getty)
Get outside early
Doctor Naheed Ali says getting out on a Sunday morning – not sleeping late – helps regulate the circadian rhythm that can become skewed over the weekend.
How to avoid Sunday scaries
On Sunday spend time away from technology to allow yourself a personal reset away from doom scrolling.
Relaxing with dog on sofa – stock photo. (Photo: Getty)
Rebrand your Sunday evenings from a daunting time to relaxing. Career consultant Victoria McLean goes out for dinner or reads something unrelated to work.
She also doesn’t check her inbox on a Sunday night as it can begin the dread.
How to beat the Sunday scaries
Sleep tourism in hotel. Exhausted woman sleeps sweetly in bed in the morning – stock photo. (Photo: Getty)
Sleep well
Put yourself in the best position to rest by avoiding large meals, screens and caffeine.
Structure your week
If possible don’t stack your Mondays with high-pressure tasks.
Caucasian mid adult patient writing a diary while recovering in the hospital ward – stock photo. (Photo: Getty)
Cheerful aged woman, senior intern waving, saying goodbye to her young colleagues while leaving office after first day at work – stock photo. (Photo: Getty)
Find the fun daily
Don’t just save joyful things for the weekend. On lunch breaks, try to do something you enjoy.
(Photo: Getty).
Sometimes, you need to listen.
If the Sunday scaries are constant, listen to them. If every Sunday fills you with dread and nothing seems to quell it it’s worth asking if it’s the job, the culture or the career itself. No one should spend half their weekend bracing for impact… ” says Victoria McLean
The UK has one of the most stable electricity grids in the world.
But no country’s energy system is 100 per cent secure and large-scale blackouts, although rare, are possible.
Here’s how to prepare, and what could happen, if we do have a blackout.
The immediate effects
If the UK’s power went down tomorrow, these are the ways it is likely to impact you first.
You’d get stuck in lifts, wherever you are in the lift shaft.
Trains would be stopped as the signals depend on electricity.
Traffic lights would stop working on the roads – leading to congestion or crashes.
Contactless payments are likely to fail.
Your Wi-Fi at home would stop working and communication becomes difficult.
Fridges and freezers will turn off – unless you have a standalone generator – and food will spoil over time.
Hospitals and water treatment works have their own backup generators so will keep going until their supply runs out.
How transport would be affected
Caption: This photograph taken on April 29, 2026 shows people charging their electric vehicles at a charging station in Kathmandu. As global fuel markets reel from the Middle East war, motorists in Nepal are increasingly turning to electric vehicles, with high demand putting a strain on dealerships. (Photo by Prakash MATHEMA / AFP via Getty Images) / TO GO WITH ‘Nepal-Transport-Automobile-Energy’ FOCUS Photographer: PRAKASH MATHEMA Provider: AFP via Getty Images Source: AFP Copyright: AFP or licensors
For EV owners that are already on the road, Professor Keith Bell, who works in electricity planning, recommends that those with an EV with reasonable charge use it as a generator, like your own store of electricity.
In the case of the power system going down, petrol isn’t a totally safe option as queues at petrol stations could be huge and places are likely to run out of fuel.
The longer term effects
The longer the power takes to return the worse things are likely to get. In 2021 Storm Arwen physically damaged power lines across the UK.
Without nuclear to take the strain, that exposure to gas is costing us dear (Photo: Catherine Falls Commercial/Getty)Caption: FILE PHOTO: A row of electricity pylons is seen near the Frodsham on shore wind farm in Frodsham, Britain, September 5, 2023. REUTERS/Phil Noble/File Photo Photographer: Phil Noble Provider: REUTERS Source: REUTERS
During the 1977 New York blackout, which lasted 25 hours, there was civil unrest, resulting in widespread looting and arson, although intense heatwaves are thought to have exacerbated the situation.
Things to buy now to prepare
The Russian state-owned Sputnik news agency took over the BBC’s radio frequency in Lebanon (Photo: Getty)
Battery radio
To get updates during a power cut – a car radio can be used, but in severe weather it might be safer to stay inside.
Bottled water
A minimum of 2.5-3 litres of drinking water per person per day is recommended.
Caption: Plastic bottle with clean water on a blue background. Photographer: SimpleImages Provider: Getty Images Source: Moment RF
A Cuban rides his bike during a nation wide blackout in Havana on 21 March (Photo: Yamil Lage/AFP/Getty)
Wind-up torch
The Government recommends opting for torches over candles, for safety reasons.
How to prepare
A blackout is unlikely but we should make small changes.
If possible, don’t let your petrol tank run down to almost empty. Keep it over half full so you’re never caught short.
Always have a portable power bank, and spare batteries, to charge your phone and other essentials.
As card machines could fail, keep some cash at home.
To keep yourself distracted and entertained, keep board games and a pack of cards handy to play.
At the end of February, after the start of the war in Iran, mortgage rates began to hike.
Sub-4 per cent rates, available widely in the first three months of 2026, vanished, and Lauren says she has put her plan to move out of her and her partners rented home on hold.
“We’re in a position to buy, but we don’t want to commit to high rates,” she says. “We were actively looking, but committing to those high interest payments feels like paying dead money.”
Lauren says she wants to see rates drop to around 3.5 per cent, or at least below 4 per cent, before she starts looking again, and says realistically, her plan to purchase is on hold until 2027.
Her story forms part of a wider slowdown in the property market.
Mortgage approvals for house purchases dropped 14.9 per cent to 56,205 in May compared with the month before, according to Bank of England data revealed in June.
Those who work in the industry say it’s something they’re seeing too.
“We’ve seen fewer first-time buyers in the market recently. House prices aren’t falling enough to absorb mortgage rate rises and so people are waiting instead,” says Richard Donnell, executive director at Zoopla.
A Savills report said the prime housing market is becoming “increasingly cautious”.
Frances McDonald, director of residential research at Savills, said: “When surveyed, Savills agents agreed that confidence among both prospective buyers and sellers is continuing to soften.
“Taken before the Makerfield by-election and the Prime Minister’s resignation but against a backdrop of ongoing uncertainty in the Middle East, this decline in market sentiment has been reflected in further price falls as buyers have tightened their budgets.”
Meanwhile, Alex Goldstein, a property consultant based in Harrogate, north Yorkshire, said: “I am finding that some first time buyers are holding back, in the hope that base rate falls and mortgage rates are eased.”
Lauren says some intervention from the government to help buyers would be excellent, but she thinks it is very unlikely.
“The stamp duty holidays we’ve seen previously were great, but I can’t see those being done again,” she says.
Should you wait for rates to come down if you’re a first-time buyer?
Average five and two-year mortgage fixes are now at 5.51 per cent according to Moneyfacts, which is far above the low levels seen in January, but lower than the peaks seen in March and April this year.
As the graph above shows, the trend for rates is downwards, but experts say waiting on the premise this will continue could be a risky strategy.
David Hollingworth, associate director at L&C Mortgages, explained: “Holding off carries its own risks. There’s very little certainty that mortgage rates will continue to fall back and although the recent cuts are welcome, they have been gradual.
“We can’t be sure that something else won’t come along to inject another bout of volatility so working on the basis of rates continuing to fall could be hopeful at best.”
Lauren says she is happy in her rental property, but Hollingworth says some prospective buyers may find the alternatives to buying less appealing.
“If that’s a case of paying high rents without the security that owning a home can give there may be greater incentive for first time buyers to press on.”
Goldstein says that instead of waiting, many prospective buyers would be better using higher rates – and their position as chain-free buyers – to get leverage in a market when many sellers are struggling to shift their homes.
“As a first-time buyer you are in a strong position to proceed. Use that to negotiate hard and secure your home on the best basis from the outset. This would balance out any fall in mortgage rates,” he says.
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