Initial Disclosure Documents (IDD)
A short document, given to you up front, that explains who we are, what we do and what it will cost — before you make any decisions.
What is an Initial Disclosure Document?
An Initial Disclosure Document — usually shortened to IDD — is a short, plain-English document the Financial Conduct Authority (FCA) requires firms like ours to give you at the start of our relationship. Its job is simple: to make sure you understand who you are dealing with, what we can help you with, how we will be paid and what to do if something goes wrong before you commit to anything. You’ll sometimes see it called a “keyfacts about our services” document, an “about our services” document, or a “services and costs disclosure”. They all mean the same thing.
Consumer Duty
Why the FCA asks us to give you one
The FCA's Consumer Duty requires us to communicate in a way that supports your understanding and helps you make informed decisions. The IDD is one of the main ways we do that. It puts the important facts in one short document, in language you shouldn't need a qualification to understand, so you can weigh up whether our service is right for you before anything is agreed.
What our IDD tells you
Seven things you will find inside our Initial Disclosure Document, explained in plain English.
- 01
Who we are
Who we are and how to contact us — the firm's name, address, phone number and email.
- 02
Who regulates us
That we are authorised and regulated by the Financial Conduct Authority, along with our firm reference number so you can check us on the FCA register.
- 03
What we can help with
The products and services we advise on (for example residential mortgages, remortgages, buy-to-let, protection and general insurance) and any that we do not.
- 04
Scope of our advice
Whether we look at the whole of market, a limited panel or a single provider, so you know how wide our search will be.
- 05
What it will cost you
Any fees we charge, when they become payable and whether they are refundable.
- 06
How we are paid
Including commission we may receive from a lender or insurer, so there are no surprises about how our income is generated.
- 07
If you're not happy
How to make a complaint and your right to refer matters, free of charge, to the Financial Ombudsman Service and the Financial Services Compensation Scheme.
When you’ll receive ours
We give you our IDD at the very start of our relationship — usually at, or shortly before, our first fact-finding conversation and always before you're asked to make any decision or pay any fee. You'll receive it in a durable form (typically as a PDF by email) so you can keep it, re-read it and refer back to it whenever you need to.
How to use it
Read it. Ask questions. If anything isn't clear — a fee, a term, the way we'll be paid, the range of lenders we can access — tell us and we'll explain. There is no obligation to proceed. The IDD is there to help you decide whether our service is a good fit for what you need, on terms you're comfortable with.
Downloads
Our IDDs
Initial Disclosure Document for regulated mortgage contracts
The standard IDD for our regulated mortgage contracts.
Opens in our PDF viewer, where you can read every page and use the Print and Close buttons.
Initial Disclosure Document for buy-to-let mortgages
Our IDD for buy-to-let mortgage contracts.
Opens in our PDF viewer, where you can read every page and use the Print and Close buttons.
Initial Disclosure Document for insurance services
Our IDD for insurance services.
Opens in our PDF viewer, where you can read every page and use the Print and Close buttons.
At a glance
- Policy owner
- Geoffrey Arnold, Compliance Officer (SMF16)
- Complaints Officer
- Ian Arnold
- Scope
- regulated mortgages, buy-to-let and insurance services
- Timing
- given at or before the first fact-finding conversation
- Format
- durable PDF, usually by email
- Last reviewed
- 26 July 2026, and at least every 12 months
What if your mortgage was solved, not sold?
Book a no-obligation fact-finding call with a qualified adviser. We’ll search the whole market and come back with a fully costed recommendation.