UK mortgage calculators: stamp duty, MCOB 3A HNW qualification, and bridging loan cost.
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Average 4.4/5 across 3 of 3 tools scored.
Each tool targets a distinct area: HNW mortgage qualification, bridging loan cost calculation, and stamp duty calculation. There is no overlap in functionality, so an agent can clearly differentiate them.
Tool names use mixed prefixes (fd_ vs uk_) and mixed patterns (noun_verb vs noun_noun). While descriptive, they lack a uniform convention, making it slightly harder to predict tool names.
Three tools is on the lower end for a property/mortgage domain, but still acceptable for a specialized niche. The scope is focused on specific calculations, so the count is reasonable.
The set covers key specialist areas (high net worth, bridging, stamp duty) but lacks standard mortgage affordability or product comparison tools. For its stated purpose, there are noticeable gaps but not critical.
fd_hnw_mortgage_qualificationHNW Mortgage Qualification (FCA MCOB 3A)ACheck whether a UK mortgage applicant qualifies as a high net worth mortgage customer under FCA MCOB 3A. The test passes if annual net income is at least GBP 300,000 OR net assets are at least GBP 3,000,000. The net assets test INCLUDES primary residence equity (per the literal FCA glossary G2953 and UK lender practice) and INCLUDES pension by default. Supports single applicant or joint application. Returns verdict, per-applicant test breakdown, joint household aggregate (if joint), and a routing recommendation including the relevant UK private bank list. Calculated by Fox Davidson, FCA-authorised UK mortgage brokers (FRN 600427). Use when a user asks whether they qualify for a high net worth mortgage, about MCOB 3A, the GBP 300k income or GBP 3m net assets test, private bank mortgages, or large loans against assets.
| Name | Required | Description | Default |
|---|---|---|---|
| applicant_1 | Yes | The primary applicant. | |
| applicant_2 | No | Optional. If provided, the tool runs the joint application test which returns each applicant individually plus a joint household aggregate. Most lenders apply the MCOB 3A test per individual customer. |
Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?
Annotations already declare readOnlyHint=true, destructiveHint=false, idempotentHint=true. Description adds beyond annotations: explains that test includes primary residence equity and pension by default, returns specific outputs (verdict, breakdown, routing). No contradictions.
Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.
Is the description appropriately sized, front-loaded, and free of redundancy?
Description is lengthy but well-organized: starts with purpose, then test details, then output, then use cases. Every sentence adds value, though some details (e.g., 'Calculated by Fox Davidson...') could be moved to a 'provider' field. Still, it is efficient and front-loaded.
Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.
Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?
No output schema, so description must explain return values. It states 'Returns verdict, per-applicant test breakdown, joint household aggregate (if joint), and a routing recommendation including the relevant UK private bank list.' This is complete for a qualification check. Additional logic about pension and primary residence inclusion is also covered.
Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.
Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?
Schema coverage is 100%, so baseline is 3. Description adds meaning beyond schema: explains how net assets are calculated (including pension, primary residence), what the test thresholds are, and that joint application aggregates. This adds significant context for correct invocation.
Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.
Does the description clearly state what the tool does and how it differs from similar tools?
Description clearly states tool checks UK mortgage applicant HNW qualification under FCA MCOB 3A, with specific thresholds (income >= GBP 300k or net assets >= GBP 3m). It distinguishes from sibling tools (bridging loan calculator, stamp duty calculator) which are different calculators.
Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.
Does the description explain when to use this tool, when not to, or what alternatives exist?
Explicitly lists when to use: when user asks about HNW mortgage qualification, MCOB 3A, income/net assets test, private bank mortgages, large loans. Does not provide explicit when-not-to-use or alternatives, but the context is clear and sufficient.
Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.
uk_bridging_loan_calculatorUK Bridging Loan Calculator (with MCOB 3A term check)ACalculate the full cost of a UK bridging loan: total interest, arrangement and exit fees, valuation/legal/admin costs, gross facility, net advance, loan-to-value, total cost of finance and an indicative annualised cost. Supports rolled-up (compounding), retained (deducted upfront) and serviced (paid monthly) interest. Also runs the FCA MCOB 3A high net worth check: on a regulated bridge, an applicant with annual net income of at least GBP 300,000 OR net assets of at least GBP 3,000,000 can have a term up to 60 months instead of the standard 12-month cap. Calculated by Fox Davidson, FCA-authorised UK mortgage brokers (FRN 600427). Use when a user asks what a bridging loan costs, about bridging interest (rolled-up, retained or serviced), bridging LTV, regulated vs unregulated bridging, or the maximum term on a regulated bridge.
| Name | Required | Description | Default |
|---|---|---|---|
| regulated | No | True if the bridge is secured against a property the borrower lives in or intends to live in (regulated). False for investment or commercial security (unregulated). | |
| term_months | No | Loan term in months. | |
| exit_fee_pct | No | Exit fee as a percentage, charged on redemption. Often 0. | |
| admin_fees_gbp | No | Admin and other fees in pounds. | |
| legal_fees_gbp | No | Lender and borrower legal fees in pounds. | |
| net_assets_gbp | No | Optional. Borrower net assets including main residence equity and pension, minus all debts, used for the MCOB 3A high net worth term check. GBP 3,000,000 or more passes the net assets limb. | |
| monthly_rate_pct | No | Monthly interest rate as a percentage, for example 0.75 for 0.75% per month. | |
| exit_fee_on_gross | No | Whether the exit fee is charged on the gross loan (true) or the net loan (false). | |
| valuation_fee_gbp | No | Valuation fee in pounds. | |
| interest_structure | No | 'rolled' compounds monthly and is paid at exit. 'retained' deducts the full term of interest from the advance upfront. 'serviced' is paid monthly. Retained and serviced cost the same; rolled-up costs more. | |
| property_value_gbp | Yes | Open market value of the security property in pounds. | |
| arrangement_fee_pct | No | Lender arrangement fee as a percentage of the loan. | |
| additional_funds_gbp | No | Additional cash required beyond clearing existing charges, in pounds. | |
| existing_charges_gbp | No | Existing mortgages or loans the bridge will repay, in pounds. | |
| annual_net_income_gbp | No | Optional. Borrower annual net income, used for the MCOB 3A high net worth term check. GBP 300,000 or more passes the income limb. | |
| add_arrangement_fee_to_loan | No | Whether the arrangement fee is financed into the gross loan (true) or paid separately in cash (false). |
Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?
Annotations (readOnlyHint, idempotentHint, destructiveHint) already indicate safe, read-only behavior. The description adds further transparency by explaining the MCOB 3A high net worth check, the different interest structures, and the regulatory context (FCA-authorised broker). No contradictions with annotations.
Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.
Is the description appropriately sized, front-loaded, and free of redundancy?
The description is informative but slightly verbose, including regulatory details (FRN number) that may not be essential for tool selection. It is front-loaded with the main purpose, which is good, but could be more concise without losing critical information.
Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.
Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?
Given 16 parameters and no output schema, the description adequately covers the tool's inputs, outputs (list of calculated items), and complex behavior (MCOB 3A check). It explains the three interest types and the two optional fields for the term check, making it complete enough for an agent to invoke correctly.
Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.
Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?
Schema description coverage is 100%, so baseline is 3. The description adds value beyond the schema by explaining the interest structures (e.g., 'Retained and serviced cost the same; rolled-up costs more') and the purpose of the MCOB 3A parameters (net assets, net income). This helps an agent understand parameter relationships and application.
Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.
Does the description clearly state what the tool does and how it differs from similar tools?
The description clearly states the tool calculates the full cost of a UK bridging loan, listing specific cost components and the MCOB 3A term check. It distinguishes itself from siblings by providing explicit usage cues such as 'Use when a user asks what a bridging loan costs...', making it easy for an AI agent to select the correct tool.
Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.
Does the description explain when to use this tool, when not to, or what alternatives exist?
The description provides explicit guidance on when to use the tool, including specific user queries about bridging loan costs, interest types, LTV, regulated vs unregulated, and maximum term. While it does not explicitly mention when not to use it, the context of sibling tools (stamp duty and HNW mortgage) makes the usage scope clear.
Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.
uk_stamp_duty_calculatorUK Stamp Duty Calculator (SDLT / LBTT / LTT)ACalculate UK stamp duty on a property purchase across England/Northern Ireland (SDLT), Scotland (LBTT) and Wales (LTT). Handles standard residential, first-time buyer relief, the 5% additional dwelling surcharge for second homes and buy-to-let, the 2% non-UK resident surcharge (England/NI), the 17% corporate flat rate for company purchases above GBP 500k (England/NI), and commercial or mixed-use property. Returns banded breakdown, total tax payable and effective rate. Uses current 2026 bands and surcharge rates. Calculated by Fox Davidson, FCA-authorised UK mortgage brokers (FRN 600427). Use when a user asks about stamp duty, SDLT, LBTT, LTT, additional dwelling surcharge, ADS, first-time buyer relief, non-resident surcharge, or tax on a specific UK property purchase.
| Name | Required | Description | Default |
|---|---|---|---|
| region | No | Tax region. 'england' covers England and Northern Ireland (SDLT). 'scotland' uses LBTT. 'wales' uses LTT. | |
| buyer_type | No | Buyer category. 'standard' is a main residence purchase. 'ftb' is first-time buyer (England/NI relief up to GBP 500k; Scotland FTB to GBP 175k; Wales has no FTB relief). 'additional' triggers the second-home surcharge. 'nonresident' adds the 2% non-UK resident surcharge (England/NI only). 'corporate' applies the 17% flat rate above GBP 500k (England/NI residential) or standard rates plus surcharge below threshold or in Scotland/Wales. 'commercial' uses non-residential bands. | |
| property_price_gbp | Yes | Property purchase price in pounds. Example: 750000. |
Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?
Annotations already declare readOnlyHint, idempotentHint, and destructiveHint. The description adds behavioral context: uses current 2026 bands, returns banded breakdown, total tax, and effective rate, and mentions the calculator is by Fox Davidson. No contradiction with annotations.
Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.
Is the description appropriately sized, front-loaded, and free of redundancy?
The description is well-structured and concise: first sentence states core function, then lists features, then return format, then usage guidance. Every sentence adds value without redundancy or fluff.
Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.
Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?
Given the complexity (multiple regions, buyer types, surcharges) and lack of output schema, the description adequately covers what the tool does and returns. However, it could explicitly state that it only calculates tax, not other costs.
Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.
Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?
Schema coverage is 100%. The description adds meaning to each parameter: explains region-to-tax mapping, defines buyer_type values with examples (e.g., 'ftb' triggers England/NI relief up to GBP 500k), and gives an example for property_price_gbp. This goes beyond the schema's descriptions.
Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.
Does the description clearly state what the tool does and how it differs from similar tools?
The description uses specific verbs ('Calculate UK stamp duty') and clearly identifies the resource (property purchase across England/NI, Scotland, Wales). It lists specific tax types (SDLT, LBTT, LTT) and reliefs, distinguishing it from sibling tools (mortgage qualification, bridging loan).
Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.
Does the description explain when to use this tool, when not to, or what alternatives exist?
Explicitly states 'Use when a user asks about stamp duty, SDLT, LBTT, LTT, additional dwelling surcharge, ADS, first-time buyer relief, non-resident surcharge, or tax on a specific UK property purchase.' This provides clear when-to-use guidance and implicitly excludes other topics like mortgage qualification.
Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.
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