There’s a difference between getting information about your options and having someone recommend what you should do. Guidance gives you general information, targeted support offers suggestions based on what might suit people in a similar situation, and regulated advice gives you a recommendation tailored to you.
Targeted support started on 6 April 2026 and only covers pensions and retail investments, so when it comes to mortgages, you can either get regulated advice or go down the execution-only (non-advised) route.
Your home may be repossessed if you do not keep up repayments on your mortgage.
You can use guidance, targeted support or regulated advice on their own, or a mix of them, depending on what you need. This guide to guidance, targeted support and advice explains how they differ.
When it comes to mortgages, the type of help you get matters if something goes wrong. If you make a decision based on general guidance and it turns out to be the wrong one, you're generally responsible for that choice. But if a regulated adviser recommends a mortgage that isn't suitable for you, you have the right to complain.
So what does all this mean when you're getting a mortgage? And should you get advice or go straight to a lender? Our guide to what a mortgage broker does can help you understand your options.
This article is for general information only and isn't personal financial advice.
Financial guidance gives you general information about your options to help you make an informed decision. It's often available for free, including through services such as MoneyHelper, but it doesn't provide a personal recommendation. Think of it as the explainer rather than the decision-maker, because it shows how products work but won't tell you which one is best for you.
You don't have to look hard for it. MoneyHelper, a government-backed and impartial service, provides it for free. Charities such as Citizens Advice offer it too, and so do many firms, including banks and pension providers.
Guidance isn't personal, though. It doesn't look at your individual circumstances or recommend a specific product. It helps you work out the mechanics of each option, but it won't tell you which deal suits your circumstances.
Financial guidance doesn't provide a personal recommendation, so you won't have the same protections as you would with regulated advice. You're generally responsible for the decisions you make based on guidance. However, you can still complain if you believe the information was incorrect or the service was poor. Whether you can take a complaint to the Financial Ombudsman Service depends on the provider and the circumstances.
Targeted support lets FCA-authorised firms suggest actions based on what's likely to be right for people in a similar situation to you.
Targeted support came out of the FCA Advice Guidance Boundary Review, a joint review with HM Treasury looking at how more people could get help with financial decisions. Its first discussion paper, DP23/5, was published in December 2023.
The FCA published its targeted support policy statement (PS25/22) on 11 December 2025. It confirmed the final rules on 26 February 2026, and targeted support started on 6 April 2026 and covers pensions and retail investments.
Firms need permission from the FCA to offer targeted support. Pension providers, investment firms, banks and building societies can apply for that permission.
With targeted support, a financial firm uses information it already has about you, such as your age, to suggest options that might suit people in a similar situation. It's not a personal recommendation, so it won't take all your financial needs and goals into account.
For example, a firm might suggest withdrawing less money from your pension to help it last longer. Or, if you have spare cash sitting in your bank account, it might suggest considering an ISA.
Targeted support is usually free. If you think the firm has given you unsuitable support or treated you unfairly, you can make a complaint. If you're unhappy with its final response, or eight weeks pass without one, you can take your complaint to the Financial Ombudsman Service for free.
Before acting on a suggestion from any firm, check its authorisation on the FCA Financial Services Register.
Targeted support doesn't cover mortgages. Instead, mortgage customers can either get regulated advice or apply without advice through what's known as an execution-only sale.
Neither the FCA's targeted support rules nor MoneyHelper's explanation of the service includes mortgages. Instead, the FCA covers mortgage sales in its Mortgage Conduct of Business sourcebook (MCOB).
With regulated financial advice, you get a personal recommendation from an FCA-authorised firm or adviser based on your circumstances. Because the recommendation is personal, you have more rights to complain if it turns out to be unsuitable.
Unlike targeted support, regulated advice looks at your individual circumstances. The adviser considers your situation and goals before recommending what to do. You can check whether an adviser is authorised and regulated by searching the FCA Financial Services Register before going ahead.
Not all advice covers everything. "Simplified advice" looks at one specific need rather than your whole financial picture.
The cost of regulated financial advice depends on the provider and the service. Some advisers charge you a fee, while others, including some mortgage brokers, may offer fee-free advice and receive payment from the lender if your mortgage completes. Always check how an adviser is paid and whether any fees apply before going ahead.. Read the fine print on how the adviser gets paid. For more on mortgage advice costs, see our guide to mortgage broker fees.
If advice turns out to be poor, you can complain and may receive compensation. When the firm can't sort out your complaint, you may be able to take it to the Financial Ombudsman Service for free. Its guide to mortgage complaints explains how that works.
The real dividing lines are how personal the help is and whether you walk away with a recommendation. Guidance stays general, targeted support looks at people like you, and only regulated advice is built around your own circumstances.
Information is correct at the time of writing and may change. Always check the latest terms and conditions before taking out a product.
When you take out a regulated residential mortgage, you can get advice and a personal recommendation, or choose the mortgage yourself on an execution-only basis where the rules allow it. Targeted support isn't an option for mortgages.
Execution-only, sometimes called a non-advised mortgage, means you go it alone and choose without a recommendation. With an execution-only mortgage, you choose your mortgage without receiving a personal recommendation. This means you won't have the same protections relating to the suitability of advice, although the lender must still meet its relevant regulatory obligations
Execution-only isn't available in every situation, though. FCA rules generally require advice for mortgages mainly used to consolidate debt, Right to Buy purchases and mortgages involving shared equity loans, although there are exceptions.
It also matters whether your adviser is independent or tied. Our guide to independent vs tied mortgage advice explains the difference.
Here's how advised and execution-only mortgages compare when it comes to choosing a deal, your protections and what happens if something goes wrong.
For more on the £85,000 limit and what it covers, see the FSCS protection for mortgage advice page.
The FCA covers advised mortgages under MCOB 4.7A and execution-only mortgages under MCOB 4.8A. You can read more about both in its guidance on mortgage sales.
Since the FCA Mortgage Rule Review (PS25/11) came into force on 22 July 2025, speaking to a lender about your mortgage options no longer automatically means you have to receive advice. Lenders can now discuss your options without necessarily recommending a mortgage, but each lender decides whether to offer this. Ask your lender or broker what options are available to you.
At Habito, we give regulated mortgage advice tailored to your needs, circumstances and preferences. As explained in our terms of business, we don't offer execution-only mortgages.
Habito is authorised and regulated by the Financial Conduct Authority (FRN 714187).
A Habito mortgage adviser looks at your situation and recommends a mortgage from the options available to Habito. That's advice, not targeted support or guidance. Some mortgages are only available direct from a lender, so these won't turn up in Habito's search.
Habito doesn't charge you a fee for its mortgage advice service. If your mortgage completes, Habito may receive a payment from the lender. You can find more information about our service and how we're paid in our terms of business.. Our guide to fee-free vs fee-charging mortgage brokers explains the difference, and you can also read about how mortgage brokers are paid.
Still on the fence about using a broker? Our guide to whether a mortgage broker is worth it might help.
The easiest way to find out what kind of help you're getting is to straight up ask the firm a few questions:
Not sure what else to ask? Have a look at our questions to ask a mortgage broker. And if you're still looking for one, our guide to how to choose a mortgage broker can help.
If you decide to get a mortgage without advice, you'll need to confirm that you're happy to go ahead on an execution-only basis.
Options available to you will depend on lender criteria, affordability, and your personal circumstances.
Your home may be repossessed if you do not keep up repayments on your mortgage.
You can get a mortgage in principle to see what you could be eligible for, or compare mortgage rates first.
No. Targeted support gives suggestions based on people with similar characteristics, whereas regulated advice is a personal recommendation based on your circumstances. Targeted support doesn't look at all your individual financial needs, so a suggestion that works for people in a similar situation might not be right for you.
No, the FCA's targeted support rules only cover pensions and retail investments. For a mortgage, you can get advice and a personal recommendation, or choose execution-only if the rules allow it and your lender offers that option. If a firm describes its mortgage help as "targeted support", it's fair to ask what kind of help you're actually getting.
Yes. MoneyHelper is government-backed, and its guidance costs nothing. It makes a sensible first stop to get your head round the options before you speak to a broker or lender, but it won't recommend a specific product.
Not to the guidance provider. MoneyHelper says you're responsible for decisions you make using guidance, which is the trade-off for help that's free and general. With targeted support and advice, a complaint can go to the Financial Ombudsman Service once the firm has given its final response or eight weeks have passed.
No, not always. If the rules allow it and your lender offers execution-only mortgages, you can choose a deal yourself, but you'll need to confirm you're going ahead without advice. Since the FCA's changes under PS25/11 took effect on 22 July 2025, speaking to a lender doesn't automatically mean you'll receive advice.
No. Habito doesn't offer execution-only mortgages. Instead, we provide personalised mortgage advice and recommend a deal based on your needs and circumstances.
This article is based on guidance from organisations including MoneyHelper, Citizens Advice, and GOV.UK. Mortgage rules and legal processes can change, so it's worth checking the latest information or speaking to a qualified adviser.
Information is correct at the time of writing and may change. Always check the latest terms and conditions before taking out a product.
Sources
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