Self-Employed
Mortgage Specialists
We help sole traders, directors and contractors secure mortgages - even when income isn't straightforward.
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What makes self-employed mortgages more complex?
What makes self-employed mortgages more complex?
Self-employed mortgages aren't complicated because the income is weak — they're complicated because the income works differently.
For employed applicants, lenders need three payslips and it's done. For the self-employed, they need years of accounts, tax returns, and detailed documentation. Your earnings can vary, be split across salary, dividends or profits, or be shaped by tax planning. Lenders, however, often look for simple, predictable figures, which doesn't always reflect how self-employed income really works.
This is where many self-employed applicants run into problems. Not because they can't get a mortgage, but because their income isn't understood or assessed properly.
We understand how self-employed income works and how different lenders assess it. We take the time to understand your situation, match you with lenders whose criteria fit your income, and present everything clearly from the start — so you can get the right mortgage and borrow enough to move forward with your plans.
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Why Us
Self-employed income specialists
We understand your income structure and know exactly which lenders will work with your situation.
Beyond standard criteria
Advice shaped around real-world circumstances, not tick-box lending.
No upfront fees. No obligation
You won't pay to explore your options, and you'll speak to a real person who understands complex situations.
Self-employed mortgages -
what you need to know
How Do Lenders Assess Self-Employed Income?
Every lender calculates self-employed income differently - which is why going to the right one matters.
- Sole traders: Most lenders use your net profit (after expenses) averaged over 2-3 years. Some will use only your latest year if it's higher. A few will add back certain expenses like pension contributions.
- Limited company directors: Lenders typically count salary plus dividends. Some also consider retained profit kept in the business.
- Contractors: Specialist lenders understand day rates and contract terms. They'll assess based on your daily rate and contract history, not just declared profits.
The key difference between getting £180k approved versus £230k often isn't your income - it's which lender assesses it.
How Much Can I Borrow?
Most lenders use affordability calculators based on your income and outgoings - typically this works out to around 4 to 4.5 times income, though some lenders go up to 5.5 times. But the key isn't the multiplier - it's that "assessed income" means different things to different lenders.
Example: Your net profit is £50,000 in your latest year. One lender uses this figure: £50,000 × 4.5 = £225,000 mortgage. Another averages your last two years at £42,000: £42,000 × 4.5 = £189,000. Same income, different assessment.
What affects your borrowing:
- How long you've been self-employed (2+ years gives most options)
- Your deposit size (15%+ opens up better rates)
- Your credit history and existing commitments
- Which lender's criteria suits your income structure
Want to know your actual borrowing potential? Speak to us, we'll assess your specific situation against multiple lenders' criteria.
What Documents Will I Need?
What you need depends on the lender and your business structure. Most want to see two years of trading, though some accept less, and may also ask for business bank statements.
Sole Traders (typically 2 years):
- SA302 tax calculations and tax year overviews, or
- Accounts or accountant's reference
Limited Company Directors (typically 2 years):
- SA302s and tax year overviews for personal income, or
- Company accounts or accountant's reference
Contractors:
- Current contract and day rate
- SA302s (some lenders require these, others don't)
Some lenders are more flexible on trading length, others need specific documentation formats. We'll tell you exactly what you need for the lenders that suit your situation.
Don't Let the Wrong
Lender Limit What
You Can Borrow
We get it. Your income doesn't fit a payslip template.
Common Self-Employed Mortgage FAQ
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Mortgage Expert
Mortgages are complex. The best way to understand your options is to speak to an expert—and we're here to help.
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Meet Some of Our Mortgage Specialists
Real people ready to help you find the right mortgage
Jamie Percy
Credit issues specialist
Shelagh Dixon
Credit issues specialist
Charlotte Jones
Credit issues specialist
Examples from our wider team of mortgage specialists
You don't need to choose — we'll connect you with the right adviser