Self-Employed Mortgages — Specialist Broker for Sole Traders, Contractors & Directors
Most high street lenders don't know what to do with self-employed income. They want payslips, P60s, and a neat employment contract. If you have accounts, SA302s, and dividends instead, they'll often decline you — not because you can't afford the mortgage, but because you don't fit their standard model.
We work with specialist lenders who assess self-employed income properly. Whether you're a sole trader, a limited company director, a contractor, or a freelancer, we'll find you the right lender, at a competitive rate, and manage the whole process from first conversation to completion.
No upfront fee. No pressure. No jargon.
The Assessment Problem
How Lenders Assess Self-Employed Income
This is where most applications go wrong. Understanding how lenders calculate affordability for self-employed borrowers is the first step to getting it right — and choosing the right lender makes all the difference.
Net Profit from SA302
Lenders look at your net profit from your SA302 tax calculation, averaged across the last two to three years. If your profit is growing, some lenders will use the most recent year only — which can significantly improve your borrowing capacity.
Salary + Dividends + Retained Profit
Most lenders assess salary plus dividends. Some will also consider retained profit within the company — particularly useful if you've deliberately kept profits inside the business. This can substantially increase what you can borrow.
Annualised Day Rate
Specialist lenders can assess income based on your annualised contract day rate (day rate × 5 × 48 weeks) rather than salary or dividends. For contractors, this is usually a far more accurate — and much better — result.
Average Income Over 2–3 Years
Lenders look at your average income across the last two to three years. A diverse, stable client base and growing revenue is looked upon favourably by specialist lenders who understand how freelance income works.
We know which lenders use which methods — and we'll recommend the one that works best for your specific income structure. The difference between the right lender and the wrong one can be tens of thousands of pounds in borrowing capacity.
Documentation
What Documents Do You Need?
The documentation required varies depending on how you're self-employed. As a general guide, here's what lenders typically ask for — but we'll confirm exactly what you need at your free consultation.
We review your documents before submitting anything. A decline leaves a mark on your credit file. We check everything first — so the application we submit is one we're confident in.
| Type | Documents Needed |
|---|---|
| Sole Traders | SA302 tax calculations (2–3 years), tax year overviews, bank statements (3–6 months), proof of ongoing business activity |
| Ltd Company Directors | Company accounts (2–3 years), SA302 tax calculations, dividend vouchers, bank statements (personal and business), proof of shareholding |
| Contractors | Copy of current contract, recent payslips or invoices if working via umbrella company, bank statements (3–6 months) |
| Freelancers | SA302 tax calculations (2–3 years), tax year overviews, evidence of client contracts or regular income, bank statements |
Trading History
Do You Need Two Years of Accounts?
Most lenders prefer two to three years of trading history. But not all of them — and this is where a specialist broker earns their fee.
Some lenders will consider applications with just one year of accounts, particularly if:
- You've previously worked in the same sector as an employee
- You're a contractor with an active contract and a strong day rate
- Your most recent year's accounts show a healthy, growing income
If you've just gone self-employed with less than a year of trading history, your options are more limited — but not zero. We'll tell you honestly what's achievable.
Rates
Self-Employed Mortgage Rates — What to Expect
Self-employed borrowers don't automatically pay higher rates. The rate you get depends on your deposit size, your credit history, and how well your income is presented to the right lender — not simply on whether you're self-employed.
With a 10–15% deposit and clean credit, the rates available to you are broadly comparable to those for employed borrowers.
Specialist Situations
Self-Employed, and Something Else
Being self-employed is one layer. Many of our clients are navigating two at once. We handle both.
"I'd been knocked back by two high street banks before I came to Home Me. They understood how my director's salary and dividends worked, found a lender who assessed it properly, and got us a rate I didn't think was available to someone self-employed. Couldn't have done it without them."
— James T., Company Director, Windsor
Why Home Me Mortgages
Why Self-Employed Borrowers Choose Us
We know which lenders work for self-employed income
Most brokers know the same ten lenders. We know which specialist lenders use day rates for contractors, which consider retained company profit, and which are most flexible with one year of accounts. That knowledge directly affects whether you get approved and at what rate.
We review your documents before submission
A decline leaves a mark on your credit file. We check everything before it goes to a lender — so the application we submit is one we're confident in. If anything is missing or likely to raise questions, we flag it early.
Whole-of-market access
We're not tied to any lender. We compare 90+ lenders, including specialist providers who don't appear on comparison sites and who specifically understand how self-employed income works.
FCA regulated. No upfront fees.
Authorised and regulated by the Financial Conduct Authority. Every recommendation is based on your actual circumstances. Our arrangement fee of £499 is only charged on completion — nothing is owed until your mortgage is secured.
The Process
How It Works
We review your income structure
We go through your trading history, accounts structure, and what you're looking to buy. By the end you'll know how lenders will assess your income, how much you can borrow, and which lenders are most likely to say yes.
We match you with the right lender
We go through your documentation, identify any gaps, and match you with the lender whose criteria fit your situation best. We present the application to give it the strongest possible chance of approval.
We manage everything through to completion
We submit and manage the application, respond to any lender queries, and keep you updated throughout. You don't need to sit on hold chasing progress — that's our job.
Local Knowledge
Self-Employed Borrowers Across Berkshire & Buckinghamshire
We're based in Marlow and a significant number of our self-employed clients are working and buying across Berkshire and Buckinghamshire — IT contractors in Reading, company directors in Windsor and Marlow, consultants in Maidenhead and High Wycombe, and business owners across Ascot, Bray, and the surrounding towns.
Property prices in the commuter belt mean that self-employed borrowers here are often applying for larger loans — which makes accurate income assessment even more important.
We work with clients across the UK too. If you're not local, everything can be done over the phone or by video.
For a closer look at the areas we support around our office, see our Marlow mortgage broker page and how we help self-employed borrowers across SL7 and nearby towns.
Questions Answered Directly
Self-Employed Mortgage FAQs
What is a self-employed mortgage? +
How do lenders calculate self-employed income? +
Do I need two years of accounts to get a mortgage? +
Are self-employed mortgage rates higher? +
Can I get a mortgage as a contractor? +
What if my income has dropped year on year? +
Can I get a mortgage if I take most of my income as dividends? +
What if I've just become self-employed? +
Can I remortgage if I'm self-employed? +
What documents do I need? +
Find Out What You Can Borrow —
Free, No
Obligation
A 30-minute conversation is all it takes to know how a lender will assess your income, what you can borrow, and which lenders are most likely to approve your application.
Or call us on 01628 884 693