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  • Rebecca Wilkins

    Principal Mortgage Broker



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    Very Competitive Rates



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  • Who do we Aim to Help?


    Equity Release - build your retirement plan - with a lifetime mortgage


    Bad credit - including low credit score, CCJ's, Defaults, IVA's and Bankruptcy


    Self employed for 12 months - Professionals with less than 12 months accounts


    Buy To Let mortgages - Landlords with rental income only

    First time and Portfolio landlords


    HMO - Limited Company BTLs - Semi Commercial


    Holiday Let Deals - 20% Deposits - No other income required


    Commercial Finance - High LTVs - For Any Purpose - Low Rates Available


    Property developers - Self Build Finance, Development Finance, Auction Finance


    Bridging Finance - Fast Turnarounds – Funds can be released in 7 days


    Secured Loans - Very Competitive Rates

    Debt Consolidation / Home Improvements / Business Purposes


    Contractors - zero hrs, fixed term or agency worker


    Those who have benefits only income 




    A lifetime mortgage may impact your entitlement to means-tested

    benefits and the inheritance you may leave.


    Not all Buy to Let mortgages are regulated by the Financial Conduct Authority.

  • Meet the Team

    Rebecca Wilkins CeMAP

    Director and Mortgage & Insurance Advisor

    Please contact Rebecca on Rebecca@cemtgs.co.uk


    01289 388 736

    Rebecca has extensive experience in adverse credit cases and complex Buy To Let. She savours success and strives to solve your mortgage problems.

    Rebecca loves to dance and she loves having a sing song, especially in the car! She adores animals, particularly Dogs and Guinea Pigs, having 5 of each!

    Sean Wilkins CeMAP

    Marketing Director and Mortgage & Insurance Advisor​

    Sean has great enthusiasm and energy to solve difficult mortgage problems. His tenacity and good humour will enliven the process.

    Sean enjoys a boogie but when at home he loves nothing more than a Gin in front of the fire on a weekend! He is a fitness aficionado and loves a Burpee!

    Emily Matthews

    Senior Case Manager

    Emily will help you through the process of liaising with the lender after the application has been fully submitted. You can trust Emily to ensure that your case is very well looked after.

    Emily is a real asset to our team.

    Reeta Kaur CeMAP

    Mortgage and Insurance Advisor

    Please contact Reeta on



    07491 288681

    Reeta heads up her own trading style called Sanquhar Mortgages but operates under Cutting Edge's FCA number.

    Reeta is driven and passionate about making your mortgage journey as painless as possible. You are in safe hands with Reeta!

    Nicola Dyson CeMAP

    Mortgage and Insurance Advisor

    Working days are Monday, Tuesday and Thursday.

    Please contact Nicola on nicola@cemtgs.co.uk

    Nicola is a Cutting Edge broker who will help you diligently to obtain the mortgage you need. She is a star in the making!

    Kirsty Albin CeMAP

    Mortgage and Insurance Advisor

    Please contact Kirsty on kirsty@cemtgs.co.uk


    07359 047079

    Kirsty has years of experience in the mortgage market. Quick and efficient, Kirsty will guide you through your mortgage journey with clarity and most importantly - the right advice!

    Noreen Baqir CeMAP

    Mortgage and Insurance Advisor

    Please contact Noreen on noreen@circle-finance.co.uk


    07966 295747

    Noreen leads the way on all things Buy To Let under her trading style Circle Finance. Well versed in the residential market too, Noreen can give you the right advice in either market place!

    Jenna Harkin CeMAP

    Case Manager

    Jenna is tenacious and efficient at liaising with the lender on your behalf. Quick to get into detail, you can be sure that nothing will go unmissed with Jenna! 

  • What Our Customers Say

    Mr Uddin

    Thank you very much for this, you've done something that many have failed to do!!!

    Mr Osunde

    I am pleased to inform you that our mortgage has been completed today. I am immensely grateful for all your support and level of professionalism.
    Again, you have shown excellence at its best!

    Ms Smart

    I would highly recommend Rebecca to anyone seeking advice and help getting a mortgage. Rebecca is very knowledgeable and had patience with me when finding the perfect mortgage suited to me. Having never had a mortgage before it was all very new and Rebecca made sure I fully understood each part. Rebecca offered a friendly service and nothing was ever too much trouble. 

    Mrs Moore

    I highly recommend Rebecca who provided exceptional and very prompt advice. Rebecca sorted out our mortgage switch with the minimum of effort on our part just a few emails and messages and the job is done

    Mr Ulfet

    You have been a star throughout this process and I know we would not have achieved any of this without your help. You are the best. Thank you once again.

    Mr Jones

    Just wanted to email to say thank you for all your effort in my remortgage. Much appreciated and I’ve been using you guys since 2003 and will continue to do so! Good job!

    Miss Perks

    Me & my partner used Bex for buying our first home, mental that it's been 2 years!!! She was absolutely amazing. People say applying for a mortgage etc is stressful, definitely not with Bex she takes all the stress away and makes it an easy process! 100% recommend & choose you every time thank you!!!

    Mr & Mrs Temilade

    Where do I start? Kirsty was brilliant from the get go. My husband is self employed so our application was a little complicated. Kirsty never promised what she couldn’t deliver on and she ensured that we were kept in the loop at all times. The process which is otherwise a nightmare, kirsty made it seem less and pain free. She was very invested in ensuring our remortgage would be a success and that we would get the best rate currently available. We are a very very happy couple and Kirsty has made our year with securing the deal. We will definitely be using her again and again. Many thanks

  • Equity Release & Life Time Mortgages

    Providing you with a tax free lump sum and optional monthly payments


    Remain in your own home - with a no negative equity guarantee


    A lifetime mortgage may impact your entitlement to means-tested

    benefits and the inheritance you may leave.


    Get Your Free

    Equity Release Quote Now >>>

  • Difficult & Complex Mortgage Solutions

    Placing difficult and complex mortgages using our

    experience and knowledge


    It's all about knowing the lenders' criteria in detail - aiming to place you on the best deal possible


    All Cases Welcome


    Get Your Free

    Mortgage Quote Now >>>

  • Buy to Let Mortgages

    Very competitive rates available

    No minimum income required

    Use rental income only


    Portfolio and first time

    landlords welcome


    All Cases Welcome


    Get Your Free

    BTL Online Quote Now >>>



    Meet the team >>>

  • Remortgage onto a

    Better Rate

    Transfer your existing mortgage onto a better rate - or stay with your current lender


    Avoid the SVR!

    Save hundreds a month


    We have lots of lender options (not just Natwest) enabling us to consider many different situations


    All Cases Welcome


    Get Your Free

    Remortgage Quote Now >>>

  • Secured Loans

    Residential & Buy to Let

    All bad credit is considered!


    We have access to lenders who offer a common sense approach to secured loans


    Meaning they can often lend when others cannot


    Get Your Free

    Secured Loan Quote Now >>>

  • Bridging Finance

    Residential & Commercial

    We have access to a number of lenders (not just Together) offering a range of short-term bridging loan solutions


    For personal or

    commercial use


    All Cases Welcome


    Get Your Free

    Bridging Quote Now >>>

  • Development Finance

    Development Finance Explained Part 1 | Mortgages for Business


    For personal or

    commercial use


    All Cases Welcome


    Get Your Free Development

    Finance Quote Now >>>

  • Self Employed

    Income Protection

    Protect your income against accident or illness - including stress!


    Affordable cover for both the

    self employed and employed


    All Cases Welcome


    Get Your Free

    Protection Quote Now >>>

  • Life Insurance Planning

    Life Insurance for Families

    Protect Your Loved Ones


    Vitality is just one of our

    many providers


    Affordable cover for

    peace of mind


    All Cases Welcome


    Get Your Free Life

    Insurance Quote Now >>>

  • Serious Illness Cover

    Vitality were there in the

    good times and the bad


    Nor your typical insurance


    Vitality is just one of our

    many providers


    All Cases Welcome


    Get Your Free Serious

    Illness Cover Quote Now >>>

  • Get Your Free Quote

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  • Residential & Commercial

    Mortgage Experts

    The guidance contained within the website is subject to the UK regulatory regime and is therefore primarily targeted at customers in the UK.

    • Tax Free lump sum 
    • Remain in your own home
    • No negative equity guarantee
    • A lifetime mortgage may impact your entitlement to means-tested benefits and the inheritance you may leave.

    Equity Release Quote >>>


    We aim to source the cheapest rates on the market for you


    We are independent brokers with whole of market offerings

    • Complex and difficult cases
    • 1 year self employed
    • Adverse credit considered
    • CCJ's, defaults and mortgage arrears considered
    • No minimum time in job - in some cases

    You could literally save hundreds each month!


    It's always worth enquiring with us about how you can save money on your mortgage

    • Complex and difficult cases
    • 1 year self employed
    • Adverse credit considered
    • CCJ's, defaults and mortgage arrears considered
    • No minimum time in job - in some cases

    Portfolio landlords and first time landlords welcome

    • Use rental income only
    • Portfolio & first time landlord
    • No minimum income required

    A secured loan can offer you flexible solutions in order to raise the finance you need - quickly

    • Adverse credit registered over 12 months ago, ignored
    • CCJ's, defaults and mortgage arrears considered
    • No minimum time in job
    • Can work on current year projection for self-employed clients

    Quick and flexible lending - offering you solutions to raise the finance you need

    • Up to 100% LTV with additional security
    • Borrow from 1 – 24 months
    • Borrower can be individuals or corporate identity
    • Self builds - residential and commercial
    • Suited to your individual circumstances
    • Funding provided in advance of each self build stage
    • Competitive rates available

    Development Finance Quote >>>

    • Affordable cover - giving you peace of mind
    • An option for some who worry how to pay their bills if they are too ill to work

    Protection Quote >>>

    • No one likes to think of the worst happening
    • We're here to help with simple solutions - providing you with peace of mind and protecting your loved ones

    Life Insurance Quote >>>

    • Thanks to recent medical advances more and more people are surviving critical illnesses
    • But these still have a huge impact on our lives and families.
    • An option for some who worry how to pay their bills if they are too ill to work

    Serious Illness Cover Quote >>>

    • We aim to offer a competitive selection of Building and Content offerings from a limited number of suppliers
    • Suited to your individual circumstances

    General Insurance Quote >>>

  • Members of the Financial Intermediary & Broker Association



    One of our office dogs, Elliott, getting in on the action!

    Harry, our resident mascot!

    You ain't heavy!

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  • Head Office

    Rebecca Wilkins


    50 Main Street


    TD15 2UA


    Email: Rebecca@cemtgs.co.uk


    01289 388 736

    0800 612 0466

    FCA No: 922009


    Cutting Edge Mortgages LTD is a broker and not a lender.


    Complaints - If you wish to register a complaint, please write to Complaints Department , Rebecca Wilkins , 50 Main St, Lowick, TD15 2UA.


    A summary of our internal complaints handling procedures for the reasonable and prompt handling of complains is available on request and if you cannot settle your complaint with us, you may be entitled to refer it to the Financial Ombudsman Service at www.financial-ombudsman.org.uk or by contacting them on 0800 023 4567.


    Cutting Edge Mortgages LTD is authorised and regulated by the Financial Conduct Authority. Cutting Edge Mortgages is entered on the Financial Services Register https://register.FCA.org.UK/ under reference 922009.

    Terms & Conditions
    Our Mortgage and Insurance Services & Costs
    Office address: 50 Main Street, Lowick TD15 2UA
    Telephone number: 01289388736
    email: rebecca@cemtgs.co.uk
    Rebecca Wilkins is authorised and regulated by the Financial Conduct Authority
    The Financial Conduct Authority 
    Cutting Edge Mortgages LTD is authorised and regulated by the Financial Conduct Authority (FCA). The FCA regulates financial services in the UK and you can check our authorisation and permitted activities on the Financial Services Register by visiting the FCA’s website www.fca.org.uk/firms/systems-reporting/register or by contacting the FCA on 0800 111 6768.  Our Financial Services Register number is 922009.
    Our Services 
    We are independent mortgage advisers and we will recommend a mortgage product that is suitable for you following an assessment of your personal needs and circumstances. This will include a detailed assessment of affordability.
    We will consider all products and lenders that we have access to. This means we will not consider those lenders that are only available by you going direct to them. 
    Where you are increasing your borrowing we will consider the merits of both a new first charge mortgage and securing this by an additional mortgage on a second charge basis. You may also have the option of a further advance from your existing lender or borrowing through an unsecured loan but whilst these may be more appropriate for you, we will not consider these when making our recommendation to you.
    Non-investment protection contracts - we offer non-investment protection term assurance, income protection and critical illness from a range of insurers. We will provide you with advice and arrange the contract on your behalf after an assessment of your personal needs circumstances  
    General Insurance Contracts - we offer buildings & contents insurance, accident, sickness & unemployment (ASU) from a limited range of insurers; - Uinsure, Source and Legal & General. We will provide you with advice and arrange the contract on your behalf after we have assessed your demands and needs for a particular type of insurance     
    The Costs of our Service 
    We charge a fee for providing advice and submitting your mortgage application.  Part of this fee becomes payable on application for a mortgage deal and part on offer. A typical fee is £750, £395 of which is payable on application and £355 on offer.
    We will receive and retain a commission from the lender when your mortgage completes. This amount will be confirmed by the lender in their disclosure document. 
    Should you wish you can request to view the commission rates from each of the lenders we have considered at the time that we make our recommendation to you.
    Refund of fees 
    Please note our fee will still be charged should the lender reject your mortgage application due to you not disclosing any material information about your personal situation. It should also be noted we do not provide a refund should you decide not to proceed with the mortgage loan after we have made a recommendation to you.
    Non-Investment Protection and General Insurance Contracts
    We do not charge a fee as we will receive commission from the provider after the policy has been placed on risk. 
    Our Ethical Policy 
    We are committed to providing the highest standard of financial advice and service possible. The interest of our clients is paramount to us and to achieve this we have designed our systems and procedures to place you at the heart of our business. In doing so, we will:
    be open, honest and transparent in the way we deal with you;
    not place our interests above yours;
    communicate clearly, promptly and without jargon;
    seek your views and perception of our dealings with you to ensure it meets your expectations or to identify any improvements required.
    Cancellation rights 
    Certain protection and insurance contracts allow you the right to cancel after a contract has been put in force. Prior to you entering into a contract of protection or insurance we will provide you with specific details should this apply to include: its duration; conditions, practical instructions and any costs for exercising it, together with the consequences of not exercising it.
    We prefer our clients to give us instructions in writing, to aid clarification and avoid future misunderstandings.  We will, however, accept oral instructions provided they are confirmed in writing.  
    If you wish to register a complaint, please write to Cutting Edge Mortgages LTD, 50 Main St, Lowick, TD15 2UA or telephone 01289 388 736. 
    A summary of our internal complaints handling procedures for the reasonable and prompt handling of complaints is available on request and if you cannot settle your complaint with us, you may be entitled to refer it to the Financial Ombudsman Service at   or by contacting them on 0800 023 4 567.
    Compensation Scheme
    If you make a complaint and we are unable to meet our liabilities, you may be entitled to compensation from the Financial Services Compensation Scheme. 
    Further information about the limits applicable to the different product types is available from the FSCS at www.fscs.org.uk/what-we-cover/products
    Client Verification 
    We may be required to verify the identity of our clients, to obtain information as to the purpose and nature of the business which we conduct on their behalf, and to ensure that the information we hold is up-to-date. For this purpose we may use electronic identity verification systems and we may conduct these checks from time to time throughout our relationship, not just at the beginning.
    This agreement is governed and shall be construed in accordance with the Law of England and the parties shall submit to the exclusive jurisdiction of the English Courts.
    Force Majeure
    Cutting Edge Mortgages LTD shall not be in breach of this Agreement and shall not incur any liability to you if there is any failure to perform its duties due to any circumstances reasonably beyond its control.
    The authority to act on your behalf may be terminated at any time without penalty by either party giving 7 days notice in writing to that effect to the other, but without prejudice to the completion of transactions already initiated. Any transactions effected before termination and a due proportion of any period charges for services shall be settled to that date.
    Privacy Policy
    Privacy Policy Customer Privacy Notice
    Why should you read this document?
    During the course of dealing with us, we will ask you to provide us with detailed personal information relating to your existing circumstances, your financial situation and, in some cases, your health and family health history (Your Personal Data). This document is important as it allows us to explain to you what we will need to do with Your Personal Data, and the various rights you have in relation to Your Personal Data.
    What do we mean by “Your Personal Data”?
    Your Personal Data means any information that describes or relates to your personal circumstances. Your Personal Data may identify you directly, for example your name, address, date or birth, National Insurance number. Your Personal Data may also identify you indirectly, for example, your employment situation, your physical and mental health history, or any other information that could be associated with your cultural or social identity. 
    In the context of providing you with assistance in relation to your Mortgage and/or Insurance requirements Your Personal Data may include:
    •	Title, names, date of birth, gender, nationality, civil/marital status, contact details, addresses and documents that are necessary to verify your identity
    •	Employment and remuneration information, (including salary/bonus schemes/overtime/sick pay/other benefits), employment history 
    •	Bank account details, tax information, loans and credit commitments, personal credit history, sources of income and expenditure, family circumstances and details of dependents
    •	Health status and history, details of treatment and prognosis, medical reports (further details are provided below specifically with regard to the processing we may undertake in relation to this type of information) 
    •	Any pre-existing mortgage and/or insurance products and the terms and conditions relating to these
    The basis upon which our Firm will deal with Your Personal Data
    When we speak with you about your mortgage and/or insurance requirements we do so on the basis that both parties are entering a contract for the supply of services. 
    In order to perform that contract, and to arrange the products you require, we have the right to use Your Personal Data for the purposes detailed below.
    Alternatively, either in the course of initial discussions with you or when the contract between us has come to an end for whatever reason, we have the right to use Your Personal Data provided it is in our legitimate business interest to do so and your rights are not affected. For example, we may need to respond to requests from mortgage lenders, insurance providers and our Compliance Service Provider relating to the advice we have given to you, or to make contact with you to seek feedback on the service you received.
    On occasion, we will use Your Personal data for contractual responsibilities we may owe our regulator The Financial Conduct Authority, or for wider compliance with any legal or regulatory obligation to which we might be subject. In such circumstances, we would be processing Your Personal Data in order to meet a legal, compliance or other regulatory obligation to which we are subject.
    The basis upon which we will process certain parts of Your Personal Data
    Where you ask us to assist you with for example your insurance, in particular life insurance and insurance that may assist you in the event of an accident or illness, we will ask you information about your ethnic origin, your health and medical history (Your Special Data). We will record and use Your Special Data in order to make enquiries of insurance providers in relation to insurance products that may meet your needs and to provide you with advice regarding the suitability of any product that may be available to you. 
    If you have parental responsibility for children under the age of 13, it is also very likely that we will record information on our systems that relates to those children and potentially, to their Special Data.
    The arrangement of certain types of insurance may involve disclosure by you to us of information relating to historic or current criminal convictions or offences (together “Criminal Disclosures”). This is relevant to insurance related activities such as underwriting, claims and fraud management. 
    We will use special Data and any Criminal Disclosures in the same way as Your Personal Data generally, as set out in this Privacy Notice.
    Information on Special Category Data and Criminal Disclosures must be capable of being exchanged freely between insurance intermediaries such as our Firm, and insurance providers, to enable customers to secure the important insurance protection that their needs require.
    How do we collect Your Personal Data?
    We will collect and record Your Personal Data from a variety of sources, but mainly directly from you. You will usually provide information during the course of our initial meetings or conversations with you to establish your circumstances and needs and preferences in relation to mortgages and insurance. You will provide information to us verbally and in writing, including email. 
    We may also obtain some information from third parties, for example, credit checks, information from your employer, and searches of information in the public domain such as the voters roll. If we use technology solutions to assist in the collection of Your Personal Data for example software that is able to verify your credit status. We will only do this if we have consent from you for us or our nominated processor to access your information in this manner. With regards to electronic ID checks we would not require your consent but will inform you of how such software operates and the purpose for which it is used. 
    What happens to Your Personal Data when it is disclosed to us?
    In the course of handling Your Personal Data, we will:
    •	Record and store Your Personal Data in our paper files, mobile devices and on our computer systems email, hard drives, and cloud facilities). This information can only be accessed by employees and consultants within our Firm and only when it is necessary to provide our service to you and to perform any administration tasks associated with or incidental to that service
    •	Submit Your Personal Data to Product Providers/Mortgage Lenders/Commercial Lenders and/or Insurance Product providers both in paper form and on-line via a secure portal. The provision of this information to a third party is essential in allowing us to progress any enquiry or application made on your behalf and to deal with any additional questions or administrative issues that lenders and providers may raise.
    •	Use Your Personal Data for the purposes of responding to any queries you may have in relation to any investment/mortgage/finance product or insurance policy (delete as appropriate) you may take out, or to inform you of any developments in relation to those products and/or polices of which we might become aware
    Sharing Your Personal Data 
    From time to time Your Personal Data will be shared with:
    •	Mortgage lenders/Finance lenders and insurance providers Third parties who we believe will be able to assist us with your enquiry or application, or who are able to support your needs as identified. These third parties will include but may not be limited to, our Compliance Advisers, Product specialists, estate agents, providers of legal services such as estate planners, conveyancing, surveyors and valuers (in each case where we believe this to be required due to your particular circumstances).
    In each case, your Personal Data will only be shared for the purposes set out in this customer privacy notice, i.e. to progress your mortgage and/or insurance enquiry and to provide you with our professional services. 
    Please note that this sharing of Your Personal Data does not entitle such third parties to send you marketing or promotional messages: it is shared to ensure we can adequately fulfil our responsibilities to you, and as otherwise set out in this Customer Privacy Notice.
    We do not envisage that the performance by us of our service will involve Your Personal Data being transferred outside of the European Economic Area. 
    Security and retention of Your Personal Data
    Your privacy is important to us and we will keep Your Personal Data secure in accordance with our legal responsibilities. We will take reasonable steps to safeguard Your Personal Data against it being accessed unlawfully or maliciously by a third party.
    We also expect you to take reasonable steps to safeguard your own privacy when transferring information to us, such as not sending confidential information over unprotected email, ensuring email attachments are password protected or encrypted and only using secure methods of postage when original documentation is being sent to us.
    Your Personal Data will be retained by us either electronically or in paper format for a minimum of six years, or in instances whereby we have legal right to such information we will retain records indefinitely.
    Your rights in relation to Your Personal Data
    You can:
    •	request copies of Your Personal Data that is under our control
    •	ask us to further explain how we use Your Personal Data
    •	ask us to correct, delete or require us to restrict or stop using Your Personal Data (details as to the extent to which we can do this will be provided at the time of any such request)
    •	ask us to send an electronic copy of Your Personal Data to another organisation should you wish
    •	change the basis of any consent you may have provided to enable us to market to you in the future (including withdrawing any consent in its entirety)
    How to make contact with our Firm in relation to the use of Your Personal Data
    If you have any questions or comments about this document, or wish to make contact in order to exercise any of your rights set out within it please contact:
    Rebecca Wilkins 
    If we feel we have a legal right not to deal with your request, or to action, it in different way to how you have requested, we will inform you of this at the time.
    You should also make contact with us as soon as possible on you becoming aware of any unauthorised disclosure of Your Personal Data, so that we may investigate and fulfil our own regulatory obligations.
    If you have any concerns or complaints as to how we have handled Your Personal Data you may lodge a complaint with the UK's data protection regulator, the ICO, who can be contacted through their website at https://ico.org.uk/global/contact-us/ or by writing to Information Commissioner's Office, Wycliffe House, Water Lane, Wilmslow, Cheshire, SK9 5AF.