How lenders assess self-employment, contractors, multiple income streams, and visa holders — and how we present your case in the strongest possible way.
The UK mortgage market was largely built around people in permanent, PAYE employment. If your income doesn't fit that mould — you're self-employed, a contractor, have multiple income sources, or work in a non-standard way — the mainstream lender process can feel like a door closing in your face.
It isn't. The options are broader than most people realise, and we specialise in presenting complex income cases to the lenders most likely to understand and approve them.
How lenders assess self-employed income depends on whether you operate as a sole trader, partnership, or through a limited company. Each is treated differently.
Lenders use your net profit as shown on your SA302 and tax year overview. Most want 2–3 years of figures and will take an average or the most recent year.
Lenders add your PAYE salary to your dividend income. Some use your share of the company's net profit instead, which can be higher. We know which approach each lender takes.
If you deliberately leave profit in the company (common for tax reasons), some specialist lenders will consider retained profit as part of your income. Most won't.
Some specialist lenders will consider just 12 months of trading, particularly if your income is strong and consistent. We know exactly which lenders these are.
Your most recent 2–3 years' SA302 and tax year overviews (downloadable from HMRC), 3 months' bank statements, and accounts prepared by a qualified accountant. We'll tell you exactly what's needed for each lender.
Contractors are often caught in a frustrating middle ground — good earnings, but tax returns that look modest because of how their income is structured. The good news: a growing number of lenders now offer contractor-specific assessments.
Many people earn from more than one source — a salary plus freelance work, employment plus rental income, investment income, pension income, or a combination. Not all lenders will consider all of these, but the right lender can make a significant difference to what you can borrow.
Some lenders will include 100% of secondary freelance income if evidenced by tax returns. Others will include a portion. We match you to the most favourable approach.
Can often be included at 100% or with a haircut depending on the lender. Having a mortgage on the rental property may affect how much of the income can be used.
Regular, consistent investment income can often be included if evidenced over 2–3 years. Ad hoc or one-off amounts are much harder to use.
If you're drawing a pension alongside other income, this is generally viewed positively by lenders and can often be included in full.
Complex income applicants sometimes also carry a more complex credit history — particularly if there were lean years when first starting out self-employed. This is something we deal with regularly and honestly.
We review your full credit report before recommending any lender. This means we only approach lenders who are genuinely likely to approve your application — protecting your credit score from unnecessary declined applications.
Many LGBTQ+ people have relocated to the UK from elsewhere. Obtaining a mortgage as a non-UK national or visa holder is possible, but the criteria vary significantly between lenders.
Treated similarly to UK citizens by most lenders. Full market access in most cases.
Many lenders will consider applications. Typically need 2+ years remaining on the visa and 1–2 years' UK employment history.
EU Settled Status, Family Visas, and other categories each have different lender criteria. We know which lenders cover each type.
If you've recently arrived in the UK, limited credit history can be a barrier. Some lenders accept overseas credit reports or consider employment contracts in lieu.
Yes. Most lenders look for one to two years of accounts or SA302 tax calculations, though some will consider a shorter trading history. We know which lenders are most flexible with self-employed applicants and how to present your figures.
Some lenders annualise your day rate rather than using net profit, which can significantly increase how much you can borrow. We match you with lenders who understand contracting and package your income in the strongest way.
Often yes. Salary, bonuses, dividends, freelance work and rental income can all be considered by the right lender. We identify which lenders accept each type of income and combine them to maximise your borrowing.