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Problemau wrth dalu eich morgais

Mae’r Gwasanaeth Cynghori Ariannol yma i’ch helpu i reoli eich arian yn well. Rydym yn cynnig cyngor clir, diduedd i’ch helpu i wneud dewisiadau ar sail gwybodaeth.

Rydym yn ceisio sicrhau bod y wybodaeth a’r cyngor yn y canllaw hwn yn gywir ar adeg ei argraffu. Am y wybodaeth a’r cyngor ariannol diweddaraf ewch i’n gwefan – moneyadviceservice.org.uk.

moneyadviceservice.org.uk 1

CynnwysCamau i’w cymryd nawr 2

Pethau pwysig i’w hystyried 6

Yr atebion i’ch cwestiynau 11

Camau nesaf 12

Esbonio’r jargon 13

Cysylltiadau defnyddiol 14

Mae’r canllaw hwn i chi os nad ydych chi yn medru talu eich morgais yn awr, neu eich bod yn meddwl y byddwch yn cael y broblem hon yn fuan.

Pan fyddwch yn ei ddarllen byddwch yn gwybod: ■ pa gamau i’w cymryd nawr ■ pa help allwch chi ei gael, a ■ ble i fynd i gael rhagor o gyngor.

Am y canllaw hwn

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Camau i’w cymryd nawrMae llawer o bobl yn cael trafferth talu eu taliadau morgais. Os ydych chi yn y sefyllfa yma neu os ydych chi’n meddwl y byddwch chi yn fuan, gadewch i’ch darparwr morgais wybod yn awr.

Mae angen iddyn nhw wybod a oes rhesymau penodol pam na allwch chi dalu eich taliadau morgais, neu pam y byddwch chi efallai’n methu eu talu, fel eu bod yn medru rhoi cyngor i chi ar eich dewisiadau.

Darllenwch yr adran Esbonio’r jargon ar dudalen 13 i gael esboniad ar rai o’r geiriau y byddwch chi efallai’n dod ar eu traws.

I gael mwy am forgeisi, ewch i’n gwefan moneyadviceservice.org.uk/mortgages.

Beth i’w wneud1. Siarad â darparwr eich morgais Rhowch wybod iddynt pam na allwch chi dalu eich morgais a dywedwch wrthynt beth rydych chi’n ei wneud. Efallai y byddan nhw’n medru rhoi rhyw help i chi – edrychwch ar dudalen 7.

Rhaid i bob darparwr morgeisi sy’n cael ei reoleiddio gan yr Awdurdod Gwasanaethau Ariannol (rheoleiddiwr gwasanaethau ariannol y DU) ystyried eich amgylchiadau, a bydd ganddynt weithdrefnau ar gyfer delio ag achosion fel eich un chi. Os byddwch yn teimlo nad ydynt yn eich trin yn deg edrychwch ar dudalen 11.

2. Cael cyngor arbenigolMae rhai asiantaethau cynghori yn arbenigo mewn problemau ariannol a gallant roi cyngor annibynnol i chi yn rhad ac am ddim er mwyn eich helpu i ymdrin â’ch sefyllfa – edrychwch ar Cysylltiadau defnyddiol ar dudalen 14.

Neu, os nad ydych yn siwr lle i gychwyn ffoniwch ni ar 0300 500 5000.


3. Llunio cyllidebRhestrwch eich incwm a’ch gwariant. Bydd hyn yn eich helpu chi i weld i ble mae’ch arian yn mynd, ac i gynllunio at y dyfodol. Efallai y bydd ein Gwasanaeth Cynghori Ariannol yn medru eich helpu gyda hyn neu gallwch ddefnyddio ein cynlluniwr cyllideb ar-lein yn moneyadviceservice.org.uk/budget.

Defnyddiwch y cynllun hwn i’ch helpu chi i dalu eich holl filiau hanfodol yn gyntaf, megis eich morgais, biliau trydan, nwy a dwr, yswiriant, y dreth gyngor a chostau cadw ty.

Fe welwch lle gallwch chi dorri i lawr i helpu i dalu’r biliau hanfodol yna, gan gynnwys eich morgais. Defnyddiwch ein cyfrifydd torri gwariant i ddangos arbediadau – efallai y cewch chi syndod ar yr hyn y gallwch chi ei arbed – edrychwch ar moneyadviceservice.org.uk/cutback.

Ar ôl i chi lunio eich cyllideb fe welwch faint y gallwch chi ei dalu. Hyd yn oed os na allwch chi dalu’r swm cyfan, dylech chi geisio talu cymaint o’ch taliadau morgais ag y gallwch chi ei fforddio. Bydd hyn yn dangos i ddarparwr eich morgais eich bod chi’n fodlon gwneud eich gorau ac efallai’n gwella eich siawns o gadw eich cartref.

Dylai darparwr eich morgais fod yn fodlon siarad â chi am dderbyn llai na’r taliadau misol llawn am gyfnod. Siaradwch â nhw i weld beth allwch chi ei gytuno.

4. Gwiriwch eich yswiriantOs na allwch chi dalu eich morgais am fod eich incwm wedi lleihau, dylech chi edrych i weld a oes gennych chi yswiriant diogelu taliadau morgais. Efallai eich bod wedi ei gymryd wrth gychwyn eich morgais.

Os oes gennych chi, edrychwch i weld a yw eich polisi’n berthnasol i’ch amgylchiadau a gwnewch hawliad ar unwaith.

Os caiff eich hawliad ei wrthod, ac os na fyddwch chi’n cytuno â hynny, efallai y byddwch chi’n gallu mynd â’ch achos at Wasanaeth yr Ombwdsmon Ariannol – edrychwch ar y Cysylltiadau defnyddiol ar dudalen 14.

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Pwyntiau allweddol ■ Benthyciad wedi’i warantu yn erbyn eich cartref yw morgais, felly os byddwch chi’n methu ei ad-dalu ac yn mynd i ôl-ddyledion, gall y banc neu’r gymdeithas adeiladu werthu eich cartref i gael yr arian yn ôl.

■ Os byddwch chi’n mynd ar ei hôl hi gyda’ch taliadau, ‘ôl-ddyledion’ yw’r enw ar yr arian a fydd yn ddyledus gennych.

■ Siaradwch â darparwr eich morgais – dywedwch wrthyn nhw beth yr ydych chi’n ei wneud a chael gwybod a allan nhw eich helpu – edrychwch ar dudalen 7.

■ Os bydd angen hynny, gofynnwch am gyngor gan asiantaeth arbenigol.

■ Adolygwch eich cyllideb a gweld lle gallwch chi arbed arian.

■ Talu yr hyn allwch chi.

Pethau i’w hosgoiCael benthyciad i dalu eich dyledionMeddyliwch yn ofalus cyn cael benthyciad i dalu eich ad-daliadau. Mae’r benthyciadau hyn yn gallu bod yn ddrud iawn, ac yn aml cânt eu gwarantu ar eich cartref, sy’n golygu y byddwch chi mewn mwy o berygl o’i golli. Os ydych chi’n ystyried cael benthyciad arall, siaradwch ag un o’r asiantaethau cynghori ar ddyled sydd wedi’u rhestru yn y Cysylltiadau defnyddiol ar dudalen 14.

Torri i lawr ar wariant hanfodol Meddyliwch yn ofalus cyn torri i lawr neu beidio talu biliau hanfodol fel yswiriant neu filiau cyfleustodau.

O ran yswiriant mae’n bwysig aros a meddwl a fyddai gwario ychydig ar y premiwm yn well na’r risg o dalu miloedd o bunnoedd allan o’ch arian eich hun petai rhywbeth yn digwydd.

Efallai y byddech chi’n medru trosglwyddo i ddarparwr ynni rhatach, felly gwiriwch eich dewisiadau ar wefan Ffocws Defnyddwyr – gweler www.consumerfocus.org.uk.


Rhoi’r allweddi yn ôlMeddyliwch yn ofalus cyn rhoi’r allweddi yn ôl i’ch darparwr morgais er mwyn iddyn nhw werthu’r ty . Nes i’r ty gael ei werthu, byddwch chi’n dal yn gyfrifol am dalu’r morgais. Os bydd eich ty’n cael ei werthu am lai na’r hyn sy’n ddyledus gennych chi, ni fydd eich morgais wedi’i ad-dalu’n llawn a bydd yn rhaid i chi dalu’r gwahaniaeth.

Bydd darparwr y morgais yn gallu dechrau mynd ar eich ôl chi i gael hwn unrhyw bryd hyd at chwe mlynedd ar ôl y gwerthiant (pum mlynedd yn yr Alban). Bydd eich enw hefyd yn ymddangos ar y gofrestr adfeddiannu a bydd yn anoddach i chi gael morgais yn y dyfodol. Ceisiwch gyngor ar ddyledion yn gyntaf.

Pwyntiau allweddol ■ Efallai na fydd cael benthyciad arall i dalu eich dyledion yn datrys y broblem.

■ Byddwch chi’n dal yn gyfrifol am dalu eich morgais os byddwch chi’n rhoi’r allweddi yn ôl i ddarparwr y morgais.

■ Bydd yn dal yn rhaid i chi dalu unrhyw ddiffyg sy’n weddill os bydd y darparwr yn adfeddiannu eich cartref ac yn ei werthu.

■ Gall asiantaethau cynghori arbenigol eich helpu i roi trefn ar eich dyledion.

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Pethau pwysig i’w hystyried Cymorth ariannol sydd ar gaelEfallai y byddwch chi’n gallu cael rhywfaint o gymorth ariannol drwy fudd-daliadau’r wladwriaeth.

Cymorth ariannolEfallai y byddwch chi’n gallu hawlio rhywfaint o fudd-daliadau i gynyddu eich incwm. Cysylltwch â’ch swyddfa Canolfan Byd Gwaith leol (mae’r manylion yn y Llyfr Ffôn) neu siaradwch ag asiantaeth gynghori ar ddyledion – edrychwch ar y Cysylltiadau defnyddiol ar dudalen 14.

Os ydych chi eisoes yn hawlio Cymhorthdal Incwm neu Lwfans Ceisio Gwaith, bydd eich swyddfa Canolfan Byd Gwaith leol fel arfer yn rhoi rhywfaint o gymorth i chi gyda’ch ad-daliadau morgais.

Mae faint o gymorth a gewch chi, a pha bryd y byddwch chi’n dechrau ei gael, yn dibynnu ar ba bryd y cawsoch chi eich morgais ac ers pryd rydych chi wedi bod yn cael Cymhorthdal Incwm neu Lwfans Ceisio Gwaith.

Er hynny, bydd y budd-daliadau ychwanegol hyn yn eich helpu chi i dalu rhan llog eich benthyciad yn unig, ac fe’u telir ar gyfradd a bennir gan y llywodraeth.

Os ydych chi neu’ch partner yn 60 oed neu’n hyn, efallai y bydd gennych chi hawl i gael Credyd Pensiwn. Efallai y cewch chi swm ychwanegol hefyd i dalu am daliadau llog eich morgais. I gael gwybod rhagor, mynnwch gopi o lyfryn y Gwasanaeth Pensiwn – edrychwch ar y Cysylltiadau defnyddiol ar dudalen 14.

Gwnewch yn siwr eich bod chi’n hawlio unrhyw gredydau treth y mae gennych chi hawl eu cael – edrychwch ar y Cysylltiadau defnyddiol ar dudalen 14.

Cynllun Achub MorgaisMae’n bosibl eich bod chi’n gymwys ar gyfer cynllun achub morgais a gefnogir gan y llywodraeth os ydych chi’n cael anawsterau difrifol wrth dalu eich morgais ac yn wynebu cael eich gwneud yn ddigartref os caiff eich cartref ei adfeddiannu.


Efallai y bydd y cynllun hwn yn trefnu i chi werthu eich cartref i landlord cymdeithasol ac aros yno fel tenant. Gall asiantaethau cynghori ar ddyledion eich helpu chi i weld a ydych chi’n gymwys ai peidio – edrychwch ar y Cysylltiadau defnyddiol ar dudalen 14.

Yr hyn y gallwch chi ei wneud i dalu eich ôl-ddyledion morgaisGallech chi ystyried unrhyw rai o’r canlynol:

Dechrau ad-dalu eich ôl-ddyledion cyn gynted â phosiblYn aml, gall ôl-ddyledion arwain at gostau ychwanegol, gan arwain felly at gynyddu faint o arian sy’n ddyledus gennych. Os byddwch chi’n eu had-dalu’n gyflym, efallai y bydd gennych chi lai o arian am y tro, ond bydd hynny’n rhatach yn yr hirdymor.

Gwneud taliadau ychwanegol Gallwch chi ad-dalu eich ôl-ddyledion drwy dalu ychydig yn fwy bob mis na’ch taliadau morgais misol. Gwnewch yn siwr eich bod chi’n gallu fforddio’r swm ychwanegol. Hyd yn oed os nad yw darparwr eich morgais yn meddwl eich bod chi’n cynnig digon, talwch y swm ychwanegol beth bynnag. Dywedwch wrthynt pam na allwch chi fforddio mwy na hyn – efallai nad ydynt yn ymwybodol o’ch amgylchiadau.

Ymestyn cyfnod eich morgais Os mai morgais ad-dalu sydd gennych chi ac rydych chi wedi bod yn ei ad-dalu ers tipyn, gallech chi ofyn i ddarparwr eich morgais ymestyn y cyfnod sy’n weddill. Bydd hyn yn lleihau eich taliadau misol, ond byddwch chi’n eu talu am gyfnod hirach – efallai nes ar ôl i chi ymddeol. Hefyd, byddwch chi’n talu mwy am eich cartref ar y cyfan.

Mae’r estyniad hwn yn anoddach i’w drefnu os mai morgais llog yn unig sydd gennych chi ac os ydych chi’n defnyddio polisi gwaddol neu ISA i ad-dalu’r benthyciad.

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Ychwanegu’r ôl-ddyledion at y morgais Gallech chi ofyn i ddarparwr eich morgais ystyried ‘cyfalafu’ eich ôl-ddyledion. Mae hyn yn golygu eu hychwanegu at gyfanswm balans eich morgais, gan ledaenu’r ôl-ddyledion dros yr hyn sy’n weddill yng nghyfnod eich morgais.

Bydd eich taliadau misol yn cynyddu oherwydd hyn. Ond mae darparwr eich morgais yn annhebygol o gytuno â hyn os ydych chi wedi methu cadw at drefniadau ad-dalu diwygiedig yn y gorffennol, neu os yw balans eich morgais, gan gynnwys cost yr ôl-ddyledion, yn fwy na gwerth y ty.

Gofyn am gael oedi cyn talu’ch ôl-ddyledion

Os ydych chi’n gallu fforddio eich taliadau misol erbyn hyn, ond yn methu fforddio talu unrhyw beth at eich ôl-ddyledion, gallech chi ofyn i ddarparwr eich morgais am gael oedi am gyfnod cyn talu eich ôl-ddyledion.

Os mai morgais llog yn unig sydd gennych chi, gallwch chi hefyd ystyried:

■ Cymryd gwyliau talu

Er enghraifft, os yw eich morgais yn gysylltiedig â pholisi gwaddol ac nid ydych chi’n gallu fforddio’r ddwy set o daliadau (y taliadau llog ar y benthyciad a thaliadau’r polisi gwaddol), gallech chi ofyn i’r cwmni polisi gwaddol am gael rhoi’r gorau i dalu at y polisi gwaddol am gyfnod. Bydd yn rhaid i chi drefnu gyda nhw sut mae ad-dalu’r taliadau sydd wedi cronni ar ôl i chi ailddechrau eich polisi.

■ Setlo neu werthu eich polisi gwaddol

Os yw eich polisi gwaddol wedi bod yn rhedeg ers nifer o flynyddoedd, mae’n bosibl ei fod wedi cronni swm sylweddol y gallech chi ei ddefnyddio i ad-dalu eich ôl-ddyledion. Byddai hyn yn golygu setlo neu werthu’r polisi.


Petaech chi’n gwneud hyn, byddai’n rhaid i chi gael morgais ad-dalu, neu ddod o hyd i ffordd arall o wneud yn siwr eich bod chi’n ad-dalu’r benthyciad a gawsoch chi.

Cyn i chi setlo polisi gwaddol neu newid i forgais ad-dalu, bydd angen i chi siarad â darparwr eich morgais ac â’r cwmni polisi gwaddol.

Os byddwch chi’n setlo’ch polisi yn gynnar, bydd gwerth eich polisi efallai’n lleihau’n sylweddol. Dylech chi feddwl yn ofalus cyn gwneud hyn, a gofynnwch yn gyntaf i’r cwmni polisi gwaddol faint y byddech chi’n ei gael.

Pwyntiau allweddol ■ Efallai y bydd polisi yswiriant yn gallu talu eich ad-daliadau morgais.

■ Efallai eich bod chi’n gymwys i gael cymorth gan y wladwriaeth os ydych chi’n cael budd-daliadau.

■ Gallwch chi drafod y gwahanol opsiynau â darparwr eich morgais.

Fel dewis olaf Os na allwch chi fforddio eich taliadau morgais ac rydych chi’n meddwl na fydd y sefyllfa hon yn newid yn yr hirdymor, efallai y gallech chi ystyried gwerthu eich cartref eich hun.

Os byddwch yn rhoi’r wybodaeth ddiweddaraf i’r benthyciwr a gwneud popeth yn eich gallu i’w werthu, fe ddylai eich benthyciwr oedi cyn gweithredu a dylai roi digon o amser i chi werthu eich cartref. Gwiriwch a yw eich benthyciwr yn cynnig cynllun Gwerthiant Gwirfoddol â Chymorth gan ei fod yn helpu i chi werthu’r eiddo ac fe all helpu gyda chostau gwerthu.

Fodd bynnag, cyn i chi wneud hyn, meddyliwch yn ofalus am ble byddwch chi’n byw. Efallai na chewch chi gymorth gan eich cyngor lleol i ddod o hyd i rywle i fyw os ydynt o’r gred eich bod chi wedi gwneud eich hun yn ddigartref yn fwriadol.

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Gwerthu eich cartref a’i rentu’n ôlBydd rhai cwmnïau yn cynnig eich helpu os byddwch chi’n mynd i drafferthion ariannol gyda’ch taliadau morgais drwy brynu eich cartref a’i rentu’n ôl i chi am gyfnod penodol. Gallant brynu eich cartref yn gyflym, o fewn wythnos weithiau, ond bydd fel arfer yn cymryd rhwng tair a phedair wythnos.

Efallai y bydd gwerthu eich cartref yn y ffordd hon yn eich galluogi chi i glirio eich dyledion ac aros yn eich cartref. Ond byddwch yn ofalus, oherwydd:

■ byddwch chi fel arfer yn cael llai na gwerth llawn eich cartref ar y farchnad

■ efallai y bydd raid i chi adael ar ôl i’r cyfnod penodol ar eich cytundeb rhent ddod i ben

■ efallai y byddwch chi’n dal i gael eich troi allan os byddwch chi’n torri telerau eich tenantiaeth, ac

■ os bydd yr unigolyn neu’r cwmni sy’n prynu eich cartref yn mynd i anawsterau ariannol, mae’n dal yn bosibl y caiff yr eiddo ei adfeddiannu ac efallai y bydd yn rhaid i chi adael.

Yr Awdurdod Gwasanaethau Ariannol (FSA) sy’n rheoleiddio gwerthiant y rhan fwyaf o’r cynlluniau hyn. Gwnewch yn siwr eich bod chi’n defnyddio cwmni sy’n cael ei reoleiddio er mwyn i chi allu troi at drefn gwyno os bydd pethau’n mynd o chwith. Edrychwch ar Gofrestr yr FSA i weld a yw cwmni wedi’i reoleiddio ai peidio yn www.fsa.gov.uk/fsaregister.

Meddyliwch yn ofalus cyn dewis hyn, a darllenwch ein taflen ffeithiau Sale-and-rent-back schemes i’ch helpu i ddeall y canlyniadau posibl. Os ydych chi’n ansicr, siaradwch â chynghorydd ar ddyledion – edrychwch ar Cysylltiadau defnyddiol ar dudalen 14.

Hefyd darllenwch ganllaw’r Adran Gwaith a Phensiynau, Advice for homeowners – sale and rent back. Mae hwn ar gael ar-lein, neu gallwch chi ofyn i’ch cyngor lleol argraffu copi i chi.


Cymrwch ein gwiriad iechyd ar-lein. Atebwch rai cwestiynau syml a chael eich cynllun gweithredu personol i’ch helpu i weld beth sy’n rhaid i chi ei wneud a’ch nod yn y tymor hwy.

moneyadviceservice.org.uk/healthcheck

Yr atebion i’ch cwestiynauCwestiwn:Beth dylwn i ei wneud os bydd darparwr fy morgais yn mynd â mi i’r llys?

Ateb:Peidiwch ag anwybyddu’r gwaith papur a anfonir atoch. Ceisiwch gyngor gan yr asiantaethau dyledion sydd wedi’u rhestru yn y Cysylltiadau defnyddiol ar dudalen 14.

Hyd yn oed os bydd darparwr yn cychwyn achos llys, ni fyddwch chi’n colli eich cartref yn awtomatig. Rhaid i’r darparwr barhau i chwilio am ffyrdd i chi dalu eich morgais, felly dylech chi barhau i siarad â’r darparwr a thalu cymaint ag y gallwch chi.

Os bydd gofyn i chi fynd i’r llys, bydd cynghorydd ar ddyledion o un o’r asiantaethau sydd wedi’u rhestru yn y Cysylltiadau defnyddiol (ar dudalen 14) yn gallu eich helpu chi. Gallan nhw helpu i baratoi eich achos ac efallai y gallan nhw eich cynrychioli chi. Gwnewch yn siwr eich bod chi’n mynd i’r gwrandawiad llys.

Cwestiwn:Sut mae cwyno?

Ateb:Os ydych chi’n teimlo nad yw darparwr eich morgais neu’ch cwmni yswiriant yn delio â’ch achos yn deg, gofynnwch iddyn nhw am gopi o’u trefn gwyno fewnol. Dylai hon ddweud wrthych chi sut mae datrys pethau’n gyflym ac yn hawdd.

Os ydych chi’n anfodlon â’r atebion a gewch chi, efallai y bydd modd i chi fynd â’r mater at Wasanaeth yr Ombwdsmon Ariannol – edrychwch ar y Cysylltiadau defnyddiol ar dudalen 14.

Gallwch chi hefyd ddod o hyd i awgrymiadau defnyddiol ynglyn â chwyno yn ein canllaw Gwneud cwyn – edrychwch ar y Cysylltiadau defnyddiol ar dudalen 14.

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Camau nesaf

Cam 1 Siaradwch â darparwr eich morgais cyn gynted â phosibl i weld a allan nhw eich helpu – gorau po gynharaf y gwnewch chi rywbeth.

Trafodwch eich opsiynau â nhw i gael gweld pa un fyddai orau i chi.

Cam 2 Siaradwch ag asiantaeth cyngor ar ddyledion os bydd angen cymorth arnoch chi i roi trefn ar eich dyledion – maen nhw’n cynnig gwasanaeth yn rhad ac am ddim.

Cam 3 Cyfrifwch eich cyllideb a thalu cymaint o’ch morgais ag y gallwch chi bob mis.

Cam 4 Edrychwch i weld a oes gennych chi bolisi yswiriant a all dalu am eich ad-daliadau neu p’un ai a allai budd-daliadau gan y wladwriaeth eich helpu chi.

Peidiwch â dychryn – gall asiantaethau cynghori ar ddyled arbenigol eich helpu chi i roi trefn ar eich dyledion a chynllunio eich gwariant.


Esbonio’rjargon

Cyfalafu ôl-ddyledionYchwanegu eich ôl-ddyledion at gyfanswm balans eich morgais a thaenu’r ôl-ddyledion dros weddill cyfnod y morgais.

CyfnodHyd y morgais, mewn blynyddoedd fel arfer.

Cyfrif Cynilo Unigol (ISA)Ffordd dreth effeithlon o arbed neu fuddsoddi, gyda chyfyngiadau ar faint y gallwch chi ei dalu yn ystod pob blwyddyn dreth.

Cynllun Gwerthu a rhentu yn ôlCynllun lle byddwch yn gwerthu eich cartref ar bris gostyngol ac yna byddwch yn cael aros yno fel tenant sy’n talu rhent am gyfnod penodol.

Darparwr y morgais Y cwmni sy’n darparu’r morgais i chi.

Morgais Benthyciad wedi’i warantu ar eich eiddo. Os na fyddwch chi’n talu’r ad-daliadau morgais, efallai y bydd eich cartref yn cael ei adfeddiannu.

Morgais ad-dalu Morgais lle byddwch chi’n ad-dalu swm y benthyciad (cyfalaf) a’r llog ar yr un pryd.

Morgais llog yn unig Morgais lle byddwch chi’n talu’r llog yn unig bob mis. Ni fyddwch chi’n lleihau swm y benthyciad (y cyfalaf), a rhaid i chi ad-dalu hwn mewn rhyw ffordd arall ar ddiwedd y cyfnod.

Ôl-ddyledionArian sy’n ddyledus gennych pan fyddwch chi’n mynd ar ei hôl hi gydag ad-dalu eich benthyciad neu’ch rhent.

Polisi gwaddolCynllun buddsoddi y byddwch chi fel arfer yn cyfrannu ato bob mis. Cewch daliad unswm pan fydd y cynllun yn aeddfedu.

Esboniad o rai o’r geiriau a’r ymadroddion allweddol.

14

Cysylltiadau defnyddiolY Gwasanaeth Cynghori AriannolI gael cyngor ar eich amgylchiadau eich hun neu i gael canllawiau eraill

Llinell Cyngor Ariannol: 0300 500 5000 Typetalk: 1800 1 0300 500 5000

Ni ddylai galwadau gostio mwy na galwadau DU-gyfan 01 neu 02, ac fe’u cynhwysir ym munudau cynhwysol ffonau symudol a llinellau tir. Er mwyn ein helpu i gynnal a gwella ein gwasanaeth, efallai y byddwn yn recordio neu fonitro galwadau.

Canllawiau eraill y Gwasanaeth Cynghori Ariannol

■ Cael cyngor ariannol

■ Gwneud cwyn

■ Your bank account

Am ragor o deitlau, ffoniwch ni neu ewch i moneyadviceservice.org.uk/publications

Ar wefan y Gwasanaeth Cynghori Ariannol mae:

■ cynlluniwr cyllideb i’ch helpu i weld os oes gennych ddigon o arian yn dod i mewn i dalu eich biliau

■ cyfrifiannell arbedion i’ch helpu i weld lle gallwch chi arbed arian ar eitemau yr ydych yn eu prynu yn gyson, a

■ cyfrifiannell morgeisi i’ch helpu i amcangyfrif eich taliad morgais misol.

Ewch i moneyadviceservice.org.uk/interactive

Gall cyfraddau galwadau amrywio – holwch eich darparwr ffôn.

Awdurdod Gwasanaethau Ariannol (Financial Services Authority (FSA))I edrych ar Gofrestr yr FSA neu i gofnodi hysbysebion neu hyrwyddiadau ariannol camarweiniol.

Llinell gymorth i ddefnyddwyr: 0845 606 1234 Minicom/ffôn testun: 08457 300 104 www.fsa.gov.uk

Sefydliadau eraill sy’n gallu eich helpu chi os oes gennych chi broblemau ariannol

Advice UKNid yw’n rhoi cyngor ond mae’n rhoi manylion asiantaethau sy’n cynghori ar ddyled am ddim yn ei rwydwaith.

020 7469 5700 www.adviceuk.org.uk


Cyngor Ar Bopeth (Citizens Advice Bureau (CAB)) Mae’n cynnig cyngor ariannol cyfrinachol, wyneb yn wyneb yn rhad ac am ddim. Edrychwch yn y Llyfr Ffôn neu ar wefan eich canolfan CAB leol.

www.adviceguide.org.uk

Gwasanaeth Cwnsela Credyd Defnyddwyr (Consumer Credit Counselling Service (CCCS))Mae’n cynnig rhaglen strwythuredig o gyngor ynghylch sut mae rheoli eich arian.

0800 975 9558 www.cccs.co.uk

Credit ActionMae’n gweithio mewn partneriaeth â’r CCCS ac yn cyhoeddi taflenni ffeithiau am ddyledion a chyllidebu.

0800 138 1111 www.creditaction.org.uk

Cyswllt Defnyddwyr (Consumer Direct)Nid yw’n darparu cwnsela am ddyledion, ond mae’n gallu rhoi cyngor i chi pan fydd credydwr neu gasglwr dyledion yn gweithredu’n anghyfreithlon.

0845 404 0506 www.direct.gov.uk

Money Advice ScotlandMae’n darparu manylion asiantaethau cynghori ledled yr Alban sy’n cynnig gwasanaeth cynghori annibynnol, diduedd a chyfrinachol yn rhad ac am ddim.

0141 572 0237 www.moneyadvicescotland.org.uk

National DebtlineMae’n darparu gwasanaeth cynghori cyfrinachol ac annibynnol yn rhad ac am ddim dros y ffôn.

0808 808 4000 www.nationaldebtline.co.uk

PayplanCyngor cyfrinachol yn rhad ac am ddim am broblemau gyda dyledion.

0800 716 239 www.payplan.com

Business DebtlineCyngor cyfrinachol ac annibynnol, yn rhad ac am ddim, i bobl hunangyflogedig a busnesau bach.

0800 197 6026 www.bdl.org.uk

16

Cysylltiadau defnyddiol eraill

Eich cyngor lleol Gall eich cyngor lleol roi gwybod i chi a fyddwch chi’n gymwys i gael Budd-dal Tai ai peidio os ydych chi am ymrwymo i gynllun gwerthu a rhentu. Edrychwch yn eich Llyfr Ffôn i gael y manylion.

Canolfan Byd Gwaith (Jobcentre Plus Office) Gall eich swyddfa leol ddweud wrthych chi a ydych chi’n gymwys i gael unrhyw fudd-daliadau gan y wladwriaeth ai peidio – edrychwch yn eich Llyfr Ffôn i gael y manylion.

Gwasanaeth yr Ombwdsmon Ariannol (Financial Ombudsman Service)South Quay Plaza 183 Marsh Wall London E14 9SR

0300 123 9 123 or 0800 0234 567 www.financial-ombudsman.org.uk

Y Gwasanaeth Pensiwn (The Pension Service) I gael llyfryn Credyd Pensiwn.

Llinell archebu: 0845 731 3233 Minicom/ffôn testun: 0845 604 0210 www.direct.gov.uk/pensiynau

DirectgovI gael gwybodaeth am gredydau treth.

Llinell gymorth credydau treth: 0845 300 3900 Minicom/ffôn testun: 0845 300 3909 www.direct.gov.uk/money

Mae ein holl ganllawiau ar gael o:

Ein gwefan moneyadviceservice.org.uk

Llinell Cyngor Ariannol 0300 500 5000

Mae’r canllaw hwn yn rhan o’n cyfres prynu cartref.Mae’r teitlau eraill yn y gyfres hon yn cynnwys:

■ Dealing with your mortgage shortfall ■ You can afford your mortgage now, but what if…?

■ Sale-and-rent-back schemes

Os hoffech gael y canllaw hwn mewn Braille, print bras neu sain, ffoniwch ni ar 0300 500 5000 neu Typetalk ar 1800 1 0300 500 5000.Ni ddylai galwadau gostio mwy na galwadau DU-gyfan 01 neu 02, ac fe’u cynhwysir ym munudau cynhwysol ffonau symudol a llinellau tir. I’n helpu i gynnal a gwella ein gwasanaeth, mae’n bosibl y byddwn yn recordio neu’n monitro galwadau.

Mehefin 2011

h Money Advice Service Mehefin 2011 Cyf: VRSN0001bW

Problems paying your mortgage

The Money Advice Service is here to help you manage your money better. We provide clear, unbiased advice to help you make informed choices.

We try to ensure that the information and advice in this guide is correct at time of print. For up-to-date information and money advice please visit our website – moneyadviceservice.org.uk.


ContentsSteps to take now 2

Key things to think about 5

Your questions answered 9

Next steps 10

Jargon buster 11

Useful contacts 12

This guide is for you if you cannot pay your mortgage now, or you think you may have this problem soon.

When you read it you will know: ■ what steps to take now ■ what help you can get, and ■ where to go for more advice.

About this guide

2

Steps to take nowLots of people are having trouble making their mortgage payments. If you’re in this situation or you think you may be soon, talk to your mortgage lender now.

They need to know if there are specific reasons why you cannot or may not be able to make your mortgage payments so they can advise you of your options.

See the Jargon buster on page 11 for an explanation of some words you may come across.

For more about mortgages, go to our website moneyadviceservice.org.uk/mortgages.

What to do1. Speak to your mortgage lender Let them know why you can’t pay your mortgage and tell them what you are doing. They may be able to give you some help – see page 6.

All mortgage lenders regulated by the Financial Services Authority (the UK’s financial services regulator) have to consider your circumstances, and will have procedures for dealing with cases like yours. If you feel they’re not treating you fairly see page 9.

2. Get specialist adviceIf you’re worried your debt problems are getting out of control get help from advice agencies that specialise in money problems. They can give you free and independent advice to help you deal with your situation – see Useful contacts on page 12.

Alternatively, if you’re not sure where to start call us on 0300 500 5000.

3. Make a budgetList your income and your spending. This will help you see where your money is going, and plan for the future. Our Money Advice Service may be able to help you with this or you can use our online budget planner at moneyadviceservice.org.uk/budget.

Use this plan to help you pay all your essential bills first, such as your mortgage, utility bills (electricity, gas, water), insurances, council tax and housekeeping.

See where you can cut back to help pay those essential bills, including your mortgage. Use our cut-back calculator to identify savings – you might be surprised what you can save – see moneyadviceservice.org.uk/cutback.


Once you’ve drawn up your budget see how much you can pay. Even if you can’t pay the full amount, you should try to pay as much of your mortgage payments as you can afford. This shows your lender you are doing your best and may increase your chances of keeping your home.

Your lender should be willing to talk to you about accepting less than the full monthly payments for a time. Speak to them and see what you can agree.

4. Check your insuranceIf you can’t pay your mortgage because your income has fallen, check whether you have any mortgage payment protection insurance. You may have taken it out when you started your mortgage.

If you do, find out if your policy covers your circumstances and make a claim right away.

If your claim is refused, and you don’t agree with it, you may be able to take your case to the Financial Ombudsman Service – see Useful contacts on page 12.

Key points ■ A mortgage is a loan secured against your home, so if you can’t repay it and you get into arrears, the bank or building society can sell your home to get back its money.

■ If you fall behind in your payments, the money you owe is called ‘arrears’.

■ Speak to your mortgage lender – tell them what you are doing and find out if they can help – see page 6.

■ If necessary, get advice from a specialist agency.

■ Review your budget and see where you can make savings.

■ Pay what you can.

4

Things to avoidTaking out a loan to pay your debtsThink seriously before taking out a loan to cover your repayments. These loans can be very expensive and are often also secured on your home, so putting it at greater risk. If you’re thinking about getting another loan, speak to one of the debt advice agencies listed in Useful contacts on page 12.

Cutting back on essential expenses Think carefully before you cut back or stop paying essential bills such as insurance or utility bills.

With insurance it is important to stop and think about whether spending a small amount on the premium is better than the risk of paying out thousands of pounds of your own money if anything were to happen.

You may be able to switch to a cheaper energy supplier so check out your options on the Consumer Focus website – see www.consumerfocus.org.uk.

Handing back the keysThink carefully before handing back the keys to your mortgage lender so they can sell the house. Until it’s sold you will still be responsible for paying the mortgage. If your house sells for less than you owe, your mortgage won’t be fully repaid and you’ll have to pay the shortfall.

The lender can start chasing you for this at any time up to six years after the sale (five years in Scotland). Your name will also be on the repossession register and it will be harder for you to get a mortgage in future. Get debt advice first.

Key points ■ Getting another loan to pay your debts may not solve the problem.

■ You’re still responsible for paying your mortgage if you hand your keys back to the lender.

■ You’ll still have to pay any outstanding shortfall if the lender repossesses your home and sells it.

■ Specialist advice agencies can help you sort out your debts.


Key things to think aboutFinancial help availableYou may be able to get some financial help through state benefits or government schemes.

Financial supportYou may be able to claim some benefits to increase your income. Contact your local Jobcentre Plus office (details in the Phone Book) or speak to a debt advice agency – see Useful contacts on page 12.

If you already claim Income Support or Jobseeker’s Allowance, your local Jobcentre Plus office will normally give you some help with your mortgage repayments.

How much help you get and when it starts depends on when you took out your mortgage and how long you’ve been getting Income Support or Jobseeker’s Allowance.

Even so, these extra benefits will only help to pay the interest part of your loan, and they are paid at a rate set by the government.

If you or you partner are 60 or over, you may be entitled to Pension Credit. You may also get an extra amount to cover your mortgage interest payments. To find out more, get a copy of the Pension Service’s booklet – see Useful contacts on page 12.

Make sure you claim any tax credits you’re entitled to – see Useful contacts on page 12.

Mortgage Rescue SchemeYou may qualify for a government backed mortgage rescue scheme if you’re having serious difficulties paying your mortgage and will become homeless if your home is repossessed.

This scheme may arrange for you to sell your home to a social landlord and stay there as a tenant. Debt advice agencies can help you work out if you qualify – see Useful contacts on page 12.

6

Things you can do to pay off your mortgage arrearsYou could think about any of the following:

Start repaying your arrears as soon as you canArrears can often lead to extra charges, so the amount of money you owe will increase. Paying them off quickly may mean you have less money for a short time, but it will be cheaper in the long run.

Make extra paymentsYou can pay off your arrears by paying a bit more each month than your monthly mortgage payments. Just make sure you can afford the extra amount. Even if your mortgage lender doesn’t think you’re offering enough, pay the extra amount anyway. Tell them why you can only afford this much – they may not be aware of your circumstances.

Extend your mortgage periodIf you have a repayment mortgage and you’ve been paying it back for a while, you could ask your mortgage lender to extend the remaining term. This will reduce your monthly payments, but you will be making them for longer – perhaps into your retirement. Also, you will be paying more for your home overall.

This extension is more difficult to arrange if you have an interest-only mortgage and are using an endowment policy or ISA to pay off the loan.

Add the arrears to the mortgageYou could ask your mortgage lender to consider ‘capitalising’ your arrears. This means adding them to your total mortgage balance and spreading the arrears over the remaining period of your mortgage.

Your monthly payments will increase because of this. However, your mortgage lender is unlikely to agree to this if you’ve failed to stick to revised repayment arrangements in the past, or if the balance of your mortgage, including the cost of the arrears, comes to more than the house is worth.


Ask to delay paying your arrearsIf you can now manage to meet your monthly payments, but can’t afford to pay anything towards the arrears, you could ask your mortgage lender if you can delay paying arrears for a time.

For an interest-only mortgage, you can also consider:

■ Taking a payment holiday

For example, if your mortgage is linked to an endowment policy and you can’t afford both sets of payments (the interest payments on the loan and the payments towards the endowment policy), you could ask the endowment policy company if you can stop paying the endowment policy for a while. You will have to arrange with them how to make up the backlog of payments once you restart your policy.

■ Cashing in or selling your endowment policy

If your endowment policy has been running for several years, it may have built up a reasonable amount that you could use to pay off your arrears. This would mean cashing in or selling the policy.

If you did this, you would have to take out a repayment mortgage, or find some other way to make sure you repaid the money you borrowed.

Before you cash in an endowment policy or change to a repayment mortgage, you will need to speak to your mortgage lender and the endowment company.

If you cash in your policy early, the value of your policy might be considerably reduced. You should think carefully before you do this, and first ask your endowment provider how much you would get.

Key points ■ You may be covered by an insurance policy for your mortgage repayments.

■ You may be eligible for help from the state if you’re receiving benefits.

■ You can discuss the different options with your mortgage lender.

8

As a last resortIf you can’t afford your mortgage payments and you think this situation won’t change in the long term, you may think about selling your home yourself.

If you keep your lender up to date and do everything you can to sell it, your lender should delay taking any action and should give you good time to sell your home. Check if your lender offers an Assisted Voluntary Sale scheme as it helps you sell the property and may help with the costs of selling.

However, before you do this, think carefully about where you will live. You may not get help from your local council with finding a place to live if they think you have made yourself intentionally homeless.

Selling your home and renting it backSome companies offer to help you if you get into financial difficulties with your mortgage payments by buying your home and renting it back to you for a fixed term. This is called a sale-and-rent-back scheme. They can buy your home quickly, usually within three to four weeks.

Selling your home in this way may allow you to clear your debts and stay in your home, but watch out as:

■ you will normally be paid less than the full market value of your home

■ you could still have to leave after the fixed term of your rental agreement ends

■ you could still be evicted if you breach the terms of your tenancy, and

■ if the person or firm buying your home gets into financial difficulties, the property could still be repossessed and you might have to leave.

The Financial Services Authority (FSA) regulates the sale of these schemes. Make sure you deal with a regulated firm so you will have access to complaints procedures if things go wrong. Check the FSA Register to see if a firm is regulated at www.fsa.gov.uk/fsaregister.

Think carefully before choosing this option and read our Sale-and-rent-back schemes factsheet to help you understand the consequences. If you’re unsure, talk to a debt adviser – see Useful contacts on page 12.

Also read the Department for Work and Pensions’ guide Advice for homeowners – sale and rent back. It is available online, or you can ask your local council to print it out for you.


Take our online health check. Answer some straightforward questions and get your personal action plan to help you with your money must-do’s and longer-term goals.

moneyadviceservice.org.uk/healthcheck

Your questions answeredQuestion:What should I do if my lender takes me to court?

Answer:Don’t ignore the paperwork you are sent. Get advice from the debt agencies listed in Useful contacts on page 12.

Even if a lender starts court proceedings, you won’t automatically lose your home. The lender must continue to look for ways for you to pay your mortgage, so you should continue talking to your lender and paying as much as you can.

If you are asked to go to court, a debt adviser from one of the agencies listed in Useful contacts (on page 12) will be able to help you. They can help prepare your case and may be able to represent you. Make sure you go to the court hearing.

Question:How do I make a complaint?

Answer:If you feel your mortgage lender or insurance company is not dealing with your case fairly, ask them for a copy of their internal complaints procedure. This should tell you how to get things sorted out quickly and easily.

If you’re not happy with the answers, you may be able to take the matter to the Financial Ombudsman Service – see Useful contacts on page 12.

You can also find useful tips about making a complaint in our Making a complaint guide – see Useful contacts on page 12.

23 10

Next steps

Step 1 Speak to your mortgage lender as soon as possible to see if they can help – the sooner you act the better.

Discuss your options with them and find out which one may be best for you.

Step 2 Talk to a debt advice agency if you need help sorting out your debt – they offer a free service.

Step 3 Work out your budget and pay as much of your mortgage as you can each month.

Step 4 Check whether your repayments are covered by any insurance policy you have or whether state benefits may help.

Don’t panic – specialist debt advice agencies can help you sort out your debts and plan your spending.


Jargon buster

ArrearsMoney you owe when you fall behind on your loan or rent repayments.

Capitalising arrearsAdding your arrears to your total mortgage balance and spreading the arrears over the remaining period of your mortgage.

Endowment policyAn investment plan that you usually pay into each month, which pays a lump sum when it matures.

Individual Savings Account (ISA)A tax-efficient way of saving or investing, with limits on how much you can pay in each tax year.

Interest-only mortgageA mortgage in which you pay only the interest charges of the loan each month. You are not reducing the loan amount (the capital), and you must repay this in some other way at the end of the term.

MortgageA loan secured on your property. If you don’t keep up the mortgage repayments, your home may be repossessed.

Mortgage lenderThe company you take out your mortgage with.

Repayment mortgageA mortgage in which you pay off the loan amount (capital) and interest at the same time.

Sale-and-rent-back schemeA scheme in which you sell your home at a discounted price and in return you stay living there as a rent-paying tenant for a fixed period.

TermThe length of your mortgage, normally stated in years.

Some key words and phrases explained.

12

Useful contacts

Money Advice ServiceFor advice based on your own circumstances or to order other guides

Money Advice Line: 0300 500 5000 Typetalk: 1800 1 0300 500 5000

Calls should cost no more than 01 or 02 UK-wide calls, and are included in inclusive mobile and landline minutes. To help us maintain and improve our service, we may record or monitor calls.

Other Money Advice Service guides ■ Getting financial advice

■ Making a complaint

■ Your bank account

For more titles, call us or go to moneyadviceservice.org.uk/publications

On our Money Advice Service website you can find:

■ a budget planner to help you work out if you have enough money coming in to cover your bills

■ a cut-back calculator to help you see where you can save money on items you buy regularly, and

■ a mortgage calculator to help you estimate your monthly mortgage payment.

Go to moneyadviceservice.org.uk/interactive

Call rates to the following organisations may vary – check with your telephone provider.

Financial Services Authority (FSA)To check the FSA Register, or to report misleading financial adverts or promotions.

0845 606 1234 Minicom/textphone: 08457 300 104 www.fsa.gov.uk

Other organisations that can help you if you have money problems

Advice UKDoes not give advice but gives details of free debt advice agencies in its network.

020 7469 5700 www.adviceuk.org.uk

Citizens Advice Bureau (CAB)Offers fee, confidential and face-to-face advice. Look in the Phone Book or on its website for your local bureau.

www.adviceguide.org.uk


Consumer Credit Counselling Service (CCCS)Offers a structured programme of advice on how to manage your money.

0800 975 9558 www.cccs.co.uk

Credit ActionWorks in partnership with the CCCS and publishes factsheets about debt and budgeting.

0800 138 1111 www.creditaction.org.uk

Consumer DirectDoes not provide debt counselling, but can give advice when a creditor or debt collector is acting unlawfully.

0845 404 0506 www.direct.gov.uk

Money Advice ScotlandProvides details of advice agencies throughout Scotland that offer a free, independent, impartial and confidential advice service.

0141 572 0237 www.moneyadvicescotland.org.uk

National DebtlineProvides a free, confidential and independent telephone advice service.

0808 808 4000 www.nationaldebtline.co.uk

PayplanFree confidential advice on debt problems.

0800 716 239 www.payplan.com

Business DebtlineFree, confidential and independent advice for self-employed people and small businesses.

0800 197 6026 www.bdl.org.uk

Other helpful contacts

Local councilYour local council can advise you if you’ll qualify for Housing Benefit if you want to enter into a sale-and-rent-back scheme. Look in your Phone Book for details.

Jobcentre Plus OfficeYour local office can tell you if you are eligible for any state benefits – look in your Phone Book for details.

Financial Ombudsman ServiceSouth Quay Plaza 183 Marsh Wall London E14 9SR

0300 123 9 123 or 0800 0234 567 www.financial-ombudsman.org.uk

The Pension ServiceFor a Pension Credit booklet.

Order line: 0845 731 3233 Minicom/textphone: 0845 604 0210 www.direct.gov.uk/pensions

DirectgovFor information about tax credits.

Tax credits helpline: 0845 300 3900 Minicom/textphone: 0845 300 3909 www.direct.gov.uk/money

All our guides are available from:

Our website moneyadviceservice.org.uk

Money Advice Line 0300 500 5000

This guide is part of our buying a home series.Other titles in this series include:

■ Dealing with your mortgage shortfall ■ You can afford your mortgage now, but what if…?

■ Sale-and-rent-back schemes

If you would like this guide in Braille, large print or audio format, please call us on 0300 500 5000 or Typetalk on 1800 1 0300 500 5000.Calls should cost no more than 01 or 02 UK-wide calls, and are included in inclusive mobile and landline minutes. To help us maintain and improve our service, we may record or monitor calls.

June 2011

© Money Advice Service June 2011

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