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Welsh Government unveils mortgage support scheme

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THE WELSH GOVERNMENT has announced a new funding package for Welsh homeowners having difficulty paying their mortgage.

Julie James, Wales’s Minister for Housing, unveiled the Help to Stay Wales Mortgage Support Scheme on Tuesday, November 7.

TARGETED SUPPORT

With rising interest rates, energy costs and cost-of-living expenses, many homeowners cannot meet mortgage repayments.

As part of the Co-operation Agreement, the Welsh Government and Plaid Cymru considered introducing Local Authority Mortgages. However, that idea is a non-starter.

Instead, the Help to Stay Wales Scheme formed part of discussions about the mortgage market and how the Welsh Government can provide targeted support.

PREVENTION BETTER THAN CURE

With increased investment, the Welsh Government aims to prevent many individuals and families from entering possession proceedings and becoming homeless, adding to the already stressed waiting lists and high temporary accommodation costs for Local Authorities.

During 2022-23 and 2023-24, the Welsh Government provided more than £3.3 billion of support to help people struggling with the cost of living through targeted programmes which put money back into people’s pockets.

As part of the budget agreement with Plaid Cymru for 2023-24, £40m repayable capital funding has been made available over this year and next year to bring forward schemes to provide flexible financial support.

WORKING ALONGSIDE EXISTING SCHEMES

Help to Stay Wales will work alongside support offered by mortgage providers through the UK Mortgage Charter for customers struggling to afford their mortgage payments.

The Scheme will provide an option for homeowners who are at serious risk of losing their home by offering a partial repayment of an existing mortgage balance via a low-cost equity loan, secured by a second charge (behind first charge lender), reducing revised mortgage repayments to a level the applicant can afford.

The Development Bank of Wales will operate the Scheme and be interest-free for the first five years.

The purpose of the Scheme is to reduce the number of homeowners at risk of repossession and homelessness by offering them time to resolve their underlying financial issues.

UK FINANCE AND LENDERS SUPPORT SCHEME

Julie James MS said: “The current economic climate presents many challenges for homeowners as they face the significant rise in fuel costs, high inflation, escalating rent and house prices with incomes often not keeping pace.

“The aim of the Help to Stay Wales Scheme is to help homeowners to continue living in their precious homes.

“By widening our current mortgage rescue offer, we can help more people at an earlier stage before they face the awful threat of repossession.

“I would like to thank UK Finance and mortgage lenders already supporting the Scheme. I hope more lenders will provide their support over the coming weeks.

“We will continue to do all we can with our powers to protect vulnerable households through this cost-of-living crisis.”

Designated Member Siân Gwenllian said: “The detailed work undertaken through the Co-operation Agreement on the mortgage market has led to the creation of Help to Stay Wales to support people affected by soaring interest rates.

“By utilising the financial institutions and the powers we currently have in Wales, we have created a Made in Wales solution which will provide direct support to those facing the greatest difficulties.

“Despite having limited powers and resources in this area, our hope is that the direct support being provided in Wales will provide an additional safety net.”

AVOIDING THE STRESS OF REPOSSESSION

Chief Executive for Shelter Cymru, Ruth Power, said: “We’ve been campaigning for more support for homeowners struggling with their mortgage repayments.

“We welcome any initiatives that get upstream to prevent homelessness and widen the safety net for households facing a cost of housing and cost-of-living crisis.

“This Scheme will offer eligible households assistance from the early point of arrears accruing rather than waiting until they face the incredible stress of repossession.

“We must now ensure that as many households as possible have the option to use it to stay in their homes, learning from people at risk of homelessness how best such a scheme can help them.

“Anyone at immediate risk of losing their home can contact Shelter Cymru’s helpline on 08000 495 495 for independent advice.”

Mortgage Rescue, which has operated in Wales since 2008, is still available and remains a valuable last resort, but requires people to already be in possession proceedings to qualify for support.

Help to Stay Wales will extend this to include those facing possession proceedings and financial hardship.

CONSERVATIVES PROPOSE

AMBITIOUS ALTERNATIVE

Welsh Conservative Shadow Housing Minister Janet Finch-Saunders MS said: “It is not the role of the Welsh Government to hand out loans to pay off people’s mortgages.

“The UK Government has already secured a wide range of support directly from mortgage providers to support people.

“The Scheme raises several questions, including whether it is being targeted correctly and why social landlords are not being supported to invest in homes threatened with repossession.”

Speaking to The Herald, Janet Finch-Saunders explained: “A social landlord mortgage rescue scheme can work in two ways.

“The first is through a shared equity loan. If a homeowner qualifies, they will be given an equity loan from a housing association, enabling them to keep up with their mortgage payments. The loan is repayable to the housing association but is interest-free.

“The second option is mortgage to rent. If an individual cannot afford to continue owning a share of their property, the housing association could buy the property and rent it back to the individual.

“Whilst the second option would mean that the individual no longer owns their own home, they would still be able to live there, but by renting from a social landlord.

“Individuals would reach out to the relevant local authority/social landlord, so there would be no preying on struggling homeowners”.

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Improved train timetable launches across Wales

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Extra services, later trains and boosted Sunday routes as £800m rail investment takes effect

An improved train timetable has come into force across Wales today (Sunday, 14 December), with Transport for Wales (TfW) introducing more frequent services, stronger connections and additional late-night trains on key routes.

The winter timetable update brings one of the most substantial uplifts in recent years on the Wales and Borders network, forming part of the Welsh Government’s ongoing £800 million investment in brand-new rolling stock and reliability improvements.

More trains and later journeys

Among the upgrades, passengers will see:

  • A new hourly additional service between Chester and Wrexham, effectively doubling the frequency on one of the region’s busiest commuter corridors.
  • An extra train in each direction every day on the Heart of Wales line between Swansea and Shrewsbury.
  • Three later last trains from Cardiff to Treherbert, Aberdare and Merthyr Tydfil, supporting shift workers and the night-time economy.
  • A new hourly Sunday service on the Coryton line in Cardiff.

Cabinet Secretary for Transport and North Wales, Ken Skates, said improved connectivity was “absolutely vital” for economic growth and passenger confidence.

“These changes will make a real difference to customers, who will benefit from more services and greater connectivity,” he said. “This has been made possible by our £800m investment in brand-new trains for the Wales and Borders network.

“We will see the doubling of trains between Wrexham and Chester and a later service from the capital to valley communities. In South Wales, people will continue to benefit from simpler, fairer fares through TfW’s Pay As You Go service, and its forthcoming introduction in North Wales will help even more passengers access easy, transparent pricing.”

Full details of the updated timetable are available at: tfw.wales/service-status/timetables

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Wrecked guard boat still under watch off north Pembrokeshire coast

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Tidal changes monitored after dramatic early-morning rescue

A GUARD VESSEL that ran aground off the north Pembrokeshire coast in the early hours of Thursday morning (Dec 11) remains under close observation as tides continue to shift.

The Resolute, a 24-metre guard boat understood to be working for an offshore wind project off the Irish coast, had been sheltering in worsening weather when she was pushed onto rocks near Aber Hywel, Dinas, shortly after 3:25am.

Four crew members were onboard when the vessel grounded in rough seas and a strong southerly wind.

Major rescue effort launched

The crew issued an emergency alert, prompting a full multi-agency response.
A coastguard rescue helicopter, both Fishguard RNLI lifeboats, and coastguard teams from Fishguard and St Davids were sent to the scene.

Turbulent air made a winch rescue impossible and Fishguard’s all-weather lifeboat was unable to get close due to cliffs and submerged hazards. The inshore lifeboat was instead deployed to attempt a transfer in extremely challenging conditions.

During the evacuation, the third crew member descending to the vessel’s life raft slipped, fell into the water and was swept away. Speaking afterwards, RNLI crew member Cedwyn Rogers said the team immediately switched into “hyper-focused” mode as training took over.

Despite the casualty drifting, helm Warren Bean — a volunteer with more than 30 years’ RNLI experience — manoeuvred the lifeboat alongside, allowing crew to haul the man to safety. The remaining crew member was then retrieved, and all four were taken aboard the all-weather lifeboat and brought ashore to Fishguard.

All rescue units were later stood down.

Vessel still stranded and taking on water

The Herald understands that the Resolute remained aground on the rocks yesterday and was taking on water. The crew were later assisted back onboard by a local fisherman to assess damage on behalf of the vessel’s operators.

Management representatives from Ireland were due to arrive to draw up a recovery plan, including arrangements to remove fuel to prevent any potential environmental impact.

Further inspections have been taking place today as the team evaluates the next steps.

Coastguard statement

A spokesperson for HM Coastguard said: “At 3.28am on Thursday morning, HM Coastguard was made aware of a vessel with four persons onboard aground on rocks at Fishguard, Pembrokeshire. RNLI lifeboats and coastguard rescue teams from Fishguard and St Davids were sent to the scene. The four people aboard were rescued by lifeboat, and the helicopter was stood down. The vessel, which is still aground, is being monitored as tidal conditions change.”

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Health

Welsh NHS leaders hail GP contract deal as “vital step” in strengthening primary care

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Agreement secures investment, digital upgrades and better patient pathways

WELSH NHS leaders have welcomed the successful conclusion of the new General Medical Services (GMS) contract for 2025-26 — and key elements of 2026-27 — describing it as a “positive example of social partnership” at a pivotal moment for general practice.

The deal, negotiated between Welsh Government, the Welsh NHS Confederation and GP representatives, sets out new investment and commitments for frontline primary care, including accelerated digital transformation through the NHS Wales App and strengthened support for population-level health management.

Darren Hughes, director of the Welsh NHS Confederation, said the agreement comes at a crucial time for GP services across Wales.

He said: “NHS leaders welcome this agreement as a positive example of social partnership in action. We also welcome the commitment to accelerating digital transformation for patients through the NHS Wales App and the measures agreed in the contract to enable enhanced population health management, such as diabetes management.”

Mr Hughes added that GPs and their multidisciplinary teams remain “the front door to the NHS,” and stressed that investment in general practice is essential if Wales is to treat more people closer to home.

“Evidence shows investing in primary and community care reduces demand on hospitals and emergency care and delivers returns of £14 for every £1 invested. To enable this shift ‘upstream’ from hospital-centred care to integrated services in the community, we must develop care pathways and joint performance measures that address the full needs of individuals,” he said.

Background: Why the GP contract matters

General practice forms the foundation of the Welsh NHS, handling millions of patient contacts every year. According to the latest official figures for 2023-24:

  • Over 29 million calls were received by GP practices
  • 18 million appointments took place
  • 11 million of these were face-to-face
  • More than 200,000 home visits were carried out
  • 78 million prescriptions were dispensed
  • Over 14,000 medication reviews took place

Demand has continued to rise while GP numbers have come under sustained pressure, particularly in rural areas such as Pembrokeshire, Ceredigion and Powys, where recruitment remains a long-running challenge. Practices in West Wales have repeatedly reported difficulties filling vacancies and increasing reliance on multidisciplinary teams, including nurse practitioners, pharmacists and physiotherapists.

The new GMS contract is therefore seen as a key mechanism for stabilising the sector, supporting digital access, improving chronic disease management, and helping to deliver the Welsh Government’s community-by-design programme, which aims to shift care away from hospitals and into community settings.

A recent survey by the Welsh NHS Confederation found that 74 per cent of NHS leaders support moving resources from acute hospital services into primary care, community-based services, mental health and social care, reflecting growing consensus around early intervention and prevention.

What comes next

The Welsh Government is expected to outline further detail in the coming months on how investment will be delivered at practice level, including support for digital tools, workforce development and shared performance measures with health boards.

With winter pressures mounting and hospitals facing record demand, NHS leaders say the success of the new GP contract will be central to improving access, reducing waiting times and ensuring patients in communities such as Pembrokeshire, Carmarthenshire and Ceredigion can receive timely, local care before conditions escalate.

The Welsh NHS Confederation represents all seven local health boards, the three NHS trusts, Health Education and Improvement Wales, and Digital Health and Care Wales.

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