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How much you can borrow depends on a range of factors, including your income, outgoings, credit history and the lender’s own affordability criteria.

Different lenders assess income in different ways, particularly for business owners, company directors and the self-employed. Some may look at salary and dividends, others at overall profits or averaged figures.

Where there are joint borrowers, both incomes are taken into account.

A specialist broker can help assess what may be realistic based on your circumstances and explain how different lenders approach affordability.

Deposit requirements also vary depending on the lender, the type of mortgage, and your circumstances. Some lenders offer mortgages with lower deposit requirements, though availability and criteria can change over time.

In general, higher deposits tend to provide access to a wider range of lenders and more competitive rates but they’re not always essential. Some lenders may accept lower deposits, while others require more, particularly for certain property types or buy-to-let mortgages.

A specialist can help explain what deposit levels may be required in your situation and help find lenders where the deposit requirements match your needs.

Lenders typically look at a combination of factors, including:

• Your income and how it is structured
• Regular outgoings and existing commitments
• Credit history and credit behaviour
• Stability and sustainability of earnings
• How payments would be affected if interest rates increased

Assessment methods vary between lenders, which is why understanding their criteria can make a difference.

Some lenders will consider additional income such as bonuses, overtime or commission, but the approach varies.

Factors that may be considered include:

• How regular the payments are
• How long they’ve been received
• Whether they form a consistent part of overall income

Evidence such as payslips or accounts is usually required. A broker can help identify lenders that take different approaches to assessing this type of income.

Typically this includes accounts, tax returns, SA302s, bank statements, and identification. Requirements vary by lender and circumstances.

Yes, it may still be possible, depending on the type, severity, and age of any credit issues.

Some lenders specialise in cases involving previous missed payments, defaults, or other credit challenges. Deposit size, income stability, and recent financial behaviour are all taken into account.

A specialist broker can help explain what options may be available and what steps could improve your position.

An agreement in principle (AIP) shows vendors and estate agents you are serious buyers, helping with viewings and offers. It is an initial indication of how much a lender may be willing to lend, based on basic information. It does not guarantee approval but can help when viewing or offering on a property. They can often be produced the same day without any fees.

Timescales vary depending on the lender, the complexity of the application, up to date accounts and tax returns, and how quickly information is provided.

Some applications progress quickly, even a matter of days, while others take a number of weeks due to checks, valuations, or additional documentation. A specialist broker can help manage expectations and highlight any factors that may affect timescales.

Yes and many business owners use excess cash to start investing in property. Buy-to-let mortgages are assessed differently from residential mortgages, with rental income playing a key role. Ltd company buy-to-let mortgages are also available. Specialist brokers can help identify suitable lenders.

A fixed-rate mortgage has an interest rate that stays the same for a set period (e.g., 2, 3, 5, or 10 years), giving predictable monthly payments.

A tracker mortgage moves in line with a reference rate (often the Bank of England base rate), meaning payments can go up or down over time.

Each option has advantages depending on your circumstances, preferences, and attitude to risk. A broker can explain how different products work and what to consider when comparing them.

• Freehold means you own the property and the land it stands on.
• Leasehold means you own the property for a set number of years but not the land, and there may be ground rent or service charges.

Houses are often freehold, while flats are commonly leasehold, though this can vary. Lease terms and charges can affect mortgage suitability. Minimum remaining lease terms vary by lender, property and mortgage term.

A decline doesn’t mean you can’t get a mortgage, but it can affect future applications if handled poorly.

Different lenders have different criteria, and a decline may relate to affordability, credit history, or the way information was presented. Understanding the reason is important before making another application.

A specialist broker can help review what happened and explain whether alternative options may be available.

Some mortgages are “portable”, meaning you may be able to transfer the existing deal to a new property.

Porting usually involves a new application and meeting the lender’s current criteria. If you need to borrow more, this is often arranged as an additional loan on different terms.

A broker can help explain how porting works and whether it may be suitable in your situation.

In some cases, homeowners may be able to raise additional funds for improvements by:

• Remortgaging
• Applying for a further advance with their existing lender
• Taking a secured loan

Each option has different implications, requirements, and costs. Affordability and credit checks usually apply, and a valuation may be required.

An independent mortgage broker is not tied to a single lender and can access products from a range of providers. This can allow different lending approaches to be considered rather than relying on one organisation’s criteria.

Many lenders consider applications from contractors, although assessment methods vary. Some focus on contract income, while others look at historic earnings or averages. Using a specialist broker will help you.

This can be a smart move, offering rates lower than typical business loans and repayments spread over a longer period of time. Some lenders do not allow further advances for business purposes. The actual purpose must be disclosed accurately; a specialist broker can advise on lenders that accept business borrowing.

When a fixed-rate period ends, the mortgage usually moves onto the lender’s standard variable rate unless a new deal is arranged. A product transfer with the same provider is quick and easy avoiding extra paperwork but not be the best deal, a remortgage could potentially save thousands. Reviewing options ahead of time can help avoid higher payments.

Mortgage-related costs can include arrangement fees, valuation fees, legal costs and broker fees. These vary by lender and product and should be explained before proceeding.

Some mortgages allow overpayments, while others apply early repayment charges. Offset mortgages link savings to the mortgage balance, potentially reducing interest, but suitability depends on individual circumstances.

Choosing a mortgage involves balancing cost, flexibility and how well the product fits your circumstances. Key factors to think about include:

• Mortgage type: Different mortgage types work in different ways. Fixed-rate mortgages offer payment stability for a set period, while tracker or variable-rate mortgages move in line with changes to interest rates. Each option has advantages depending on your priorities and tolerance for change.
• Mortgage term: The length of the mortgage affects both monthly payments and the total amount of interest paid over time. Longer terms usually reduce monthly costs but increase overall interest, while shorter terms can mean higher payments but lower total cost.
• Interest rate period: Many mortgages offer fixed or discounted rates for an initial period before reverting to another rate. The length of this period can affect flexibility, stability and potential costs if you change your mortgage later.
• Loan-to-value (LTV): LTV refers to the proportion of the property price being borrowed compared to the deposit. Lower LTVs generally provide access to a wider range of options, while higher LTVs may limit choice or affect pricing.
• Fees and upfront costs: Some mortgages include arrangement or product fees, while others do not. In some cases, lower-rate products have higher fees, so it’s important to consider the overall cost rather than the headline rate alone.
• Early repayment charges and flexibility: Certain mortgages charge fees if you repay or change your mortgage early. Others allow limited overpayments or offer more flexible features. Understanding these conditions can be important if your circumstances may change.
• Portability: Some mortgages can be transferred to a new property if you move home, subject to lender criteria. This can be useful, but portability isn’t guaranteed and may involve reassessment.
• Additional features: Some products include features such as offsetting savings against the mortgage balance or offering cashback incentives. These can be helpful in certain situations but should be weighed against overall cost and suitability.

A specialist mortgage broker can help explain how these factors apply to your circumstances and how different lenders approach them.

Not necessarily.

Self-employed borrowers often have access to the same rates as employed applicants — provided they meet the lender’s criteria. Where people experience higher rates, it’s usually because their options are more limited due to how income has been assessed.

With the right lender match, rates can be comparable.

Yes. Most UK mortgage lenders treat a limited company director as self-employed, particularly when they own a substantial share of the company, commonly 20% to 25% or more.

Being paid through PAYE does not automatically make the director “employed” for mortgage purposes. Lenders may assess income using both salary and dividends or salary and net profits.

A director with a very small shareholding and no meaningful control may sometimes be treated as employed.

With owner manager businesses where the director is usually a significant shareholder as well, income can be assessed using:

• Salary plus dividends
• Salary plus the director’s share of net profit

The exact treatment varies. They may also examine whether removing that level of profit would damage the company.

Important: Taking a low salary and leaving profits in the company can severely reduce affordability with lenders that only use salary and dividends. A broker familiar with limited-company directors can target lenders that consider company profits.

Most UK mortgage lenders want two full years of accounts or tax returns from a self-employed applicant.

Typically:

• Two years: accepted by most mainstream lenders.
• One year: possible with some lenders, particularly with a strong credit record, good deposit and previous experience in the same industry.
• Three years: occasionally required for larger or more complicated applications, but it is no longer the normal requirement.

Having two years of accounts does not necessarily mean they average both years. Depending on the lender and whether profits are rising or falling, they may use the latest year, a two-year average, or the lower figure. Know which lender requires what is important in having the best chance of being accepted.

In some situations accountant projections may be required.