self-employed & specialist
If the high street said no, that’s not the end of it.
You run your own business. You contract. Your income comes from more than one place, or your credit history has a few bumps in it. You’re not a problem case — you’re just a case the big banks aren’t set up to understand. We are. We’ll take the time to learn how you actually earn, then go looking for a lender who sees it the same way.
Award-winning
Paula Bingham
Director & Senior Mortgage & Protection Adviser
“No jargon. No judgement. Just where to take your case.”
Your home may be repossessed if you do not keep up repayments on your mortgage.
been told no elsewhere?
This is what we do every day.
It’s an awful feeling. You’ve done everything right — built a business, taken on contracts, worked hard — and then a lender’s online form spits out a “no” before you’ve even spoken to a human.
A high-street bank’s computer is built for the average employed applicant with three years of identical payslips. It isn’t built for you. A decline from one lender very often isn’t a decline from the wider market — it’s just a decline from that lender’s particular rules. Our job as a self-employed mortgage broker is to know which lenders are likely to look favourably on your situation, and to present your case in the best possible light.
And you’re hardly a niche case: ONS Labour Force Survey estimates suggest around 4.6 million people in the UK were self-employed in early 2026.* Lenders who genuinely want that business are out there — the trick is knowing which ones, and how each likes a case presented.
* Source: ONS Labour Force Survey, self-employed level (series MGRQ), Jan–Mar 2026 — published May 2026. The ONS advises caution on Labour Force Survey levels due to low response rates, so we quote it as an estimate. Figure re-verified 12-06-2026.
you’re in safe hands
A small, genuinely human firm — where a named adviser actually answers.
We spend our days on exactly these mortgages, for clients across the UK.
309+
five-star reviews — including from people the high street had already turned away
Award-winning
advice — a win at the Personal Finance Awards
Specialist
lenders we can reach that you can’t walk into or apply to yourself
100+
lenders and 1,000s of deals searched — not just one bank’s shelf
We can’t promise any lender will say yes — no honest broker can, and your circumstances and the lender’s criteria always have the final say. What we can promise is that we’ll be straight with you, do the legwork, and explain every option clearly.
how it actually works
How lenders assess self-employed income.
This is the part that trips most people up — and where good self-employed mortgage advice earns its keep. When you’re self-employed, lenders work out your income from your accounts, and every lender does it differently.
Sole trader or partnership
Lenders usually look at your net profit, typically averaged over the last two years (or the most recent year if it’s lower). Some will consider just one year’s accounts or SA302s if the rest of your picture is strong.
Limited company director
Many lenders use salary plus dividends — but a good number use salary plus your share of net (or retained) profit, which can paint a far more generous picture if you’ve left money in the business. Knowing which is which matters.
Contractor
You may not need years of accounts at all. A number of lenders will work from your day rate and contract, annualising it to assess what you can borrow — which often works out far better than your accounts alone would suggest.
A few honest pointers
- Most lenders want one to two years of accounts or tax calculations. There are options with less, but the choice narrows.
- Recent figures matter most. A strong latest year helps; a dip can pull the average down.
- We’ll tell you what you need — typically SA302s, tax year overviews and a couple of years of accounts — so you’re not scrambling later.
Every lender’s rules are different and change regularly, so treat the above as a guide, not a promise. The right answer depends on your full circumstances — which is exactly what the first conversation is for.
Want a rough idea of what you could borrow? Have a play with our quick calculator.
whatever your situation
Specialist scenarios we help with.
The cases the big banks find awkward are the ones we know best.
Adverse credit
Defaults, missed payments, a CCJ, an old IVA — or even a previous repossession — don’t automatically rule you out. What matters is the detail: how big, how recent, and how it’s been resolved. Generally, the further in the past an issue sits, the more options open up. It helps to know that CCJs and defaults drop off your credit file after six years, and many specialist lenders care more about how you’ve managed money since then than about the original slip. It’s worth knowing exactly what’s on your file before you apply — we’ll help you make sense of it.
Read our guide to credit reports and scoresComplex income
Multiple income streams, a mix of employed and self-employed earnings, bonuses, commission, rental income or earnings that swing year to year. We’re used to pulling together a full, accurate picture of how you really earn and matching it to a lender that will count it. As a rule of thumb, many lenders average your last two years’ figures, while some will work from your most recent year — and how much of a bonus or commission counts varies widely between lenders. Presenting the right evidence to the right lender is most of the battle, and that part is on us.
Later-life lending
Borrowing into and through retirement is far more possible than it used to be — from a standard mortgage that runs past 65 to retirement interest-only or equity release. A retirement interest-only (RIO) mortgage, for example, has no fixed end date: it’s typically repaid when the home is sold, or on death or a move into long-term care. These products have particular risks and can affect inheritance and means-tested benefits, so we’ll talk through the trade-offs properly — and tell you honestly if a simpler route fits you better.
Buy-to-let & portfolio landlords
From a first rental property to a larger portfolio — including limited-company buy-to-let and trickier setups like HMOs — we can help you find lenders that fit. Useful to know: once you have four or more mortgaged buy-to-lets, lenders treat you as a portfolio landlord and look at your portfolio as a whole, not just the property you’re buying. We arrange personal and limited-company (SPV) lending all the time, and we’ll tell you exactly what each lender wants to see before you apply.
The FCA does not regulate some forms of Buy to Lets.
Explore our buy-to-let pagea broker, not a bank
Over 100 lenders, on your side.
We search over 100 lenders — including specialist and intermediary-only lenders you can’t walk into or apply to yourself. We’re not trying to sell you one company’s products.
We reach lenders you can’t
Over 100 lenders and thousands of deals, including specialist and intermediary-only lenders who don’t advertise on the high street and you can’t approach directly.
We present your case properly
We package your application so your income and circumstances are shown in the best, most accurate light — to the lender most likely to say yes.
We do the legwork
The paperwork, the chasing and the awkward lender questions — we handle them, so you can keep running your business.
We’re honest about fees
We always explain any fees clearly and upfront, before you commit to anything. No surprises.
been told no?
Tell us what happened — no judgement.
your questions
Answered, honestly.
Can I get a mortgage if I’m self-employed with only one year’s accounts?
Possibly, yes. While many lenders prefer two years of accounts, some will consider applicants with just one year’s accounts or tax calculations — particularly if the rest of your situation is strong. The choice of lender is narrower, so it’s worth speaking to us early so we can point you towards the realistic options.
I’ve been declined by my bank. Does that mean I can’t get a mortgage?
Not necessarily. A decline from one lender usually reflects that single lender’s criteria, not the wider market. Different lenders assess income and credit very differently, and specialist lenders are built for cases the high street turns away. We can’t guarantee a yes, but a bank’s “no” is rarely the end of the road — it’s often just the wrong lender for you.
How do lenders work out my income if I run a limited company?
It depends on the lender. Some use your salary plus dividends; others use your salary plus your share of the company’s net or retained profit, which can allow you to borrow more if you’ve left profit in the business. Knowing which lenders use which method is a big part of what we do.
Can I still get a mortgage with bad credit?
Often, yes. Defaults, missed payments, CCJs and similar issues don’t automatically rule you out — there are specialist lenders for adverse credit. How recent and how serious the issues are makes a real difference, and we’ll always give you an honest view of what’s likely before you apply.
Can I get a mortgage if I’m over 60 or borrowing into retirement?
Yes, in many cases. Later-life lending has come a long way, with options including mortgages that run into retirement, retirement interest-only deals and equity release. These products carry particular risks and long-term implications, so we’ll talk through the pros and cons carefully and make sure any recommendation genuinely suits you.
ready to talk it through?
A bank’s “no” is rarely the full picture.
There’s no obligation and no pressure. Tell us how you earn and what you’re hoping to do — we’ll tell you honestly where you stand.