- Our Services
Self-Employed Mortgage UK — Find a Specialist Adviser Free
Been turned down by your bank? You’re not alone. Over 4.4 million people in the UK are self-employed — and many struggle to get a mortgage simply because lenders don’t understand how their income works. We match you with specialist advisers who do.
- Our Story
Self-Employed Mortgages — How We Actually Help
Whether you’re a sole trader, freelancer, contractor, or limited company director, getting a mortgage when you’re self-employed is a different experience. Most high street lenders use automated systems that weren’t designed for variable income — and that’s where good applications fall apart.
Specialist lenders do exist who understand self-employed income properly. They look at your SA302 tax returns, retained profits, accountant’s certificate, or gross CIS earnings to build a more accurate picture of what you can afford.
At UK Mortgage Finder, we match you with advisers who specialise in self-employed cases. They know which lenders are most flexible and how to present your income in the strongest possible way.
No charge, no credit check. Fill in one form and we’ll connect you with the right adviser.
- Our Process
Who We Help Get a Self-Employed Mortgage
Every self-employed applicant is different. Here’s how we help each type.
Sole Trader
We match you with lenders who use your net profit — not your turnover. Two years of accounts is standard, but some lenders will consider one.
Limited Company Director
Salary plus dividends is standard. Some lenders also include retained profit — potentially unlocking significantly more borrowing.
IT & Day-Rate Contractor
Many lenders will use your day rate rather than accounts. This often results in a much higher borrowing figure than a standard assessment would allow.
CIS Subcontractor
Gross CIS income can be used by specialist lenders — meaning your borrowing isn't limited by what's on your tax return after deductions.
Freelancer
Variable income across multiple clients doesn't have to be a barrier. The right lender will look at your average earnings over 1 to 2 years.
Newly Self-Employed
Some lenders will consider applicants with just 12 months of trading history. Your adviser will know exactly which ones — and what they need to see.
Only 1 Year of Accounts? Lenders Who Still Say Yes
Most mortgage lenders want to see two years of self-employed accounts before they’ll consider your application. But if you’ve only been trading for a year, that doesn’t mean you’re out of options.
A growing number of specialist lenders will consider applicants with just 12 months of trading history — provided the accounts are strong, your income is stable, and you have a good deposit. Some will also factor in your previous employment history if you moved from PAYE to self-employed in the same industry.
The key is knowing which lenders to approach — and how to present your case. Going directly to a high street bank with one year of accounts is likely to result in a decline. Going through an adviser who knows the specialist market is a very different story.
We match you with advisers who deal with newly self-employed applicants regularly. They know the criteria, the lenders, and how to give your application the best possible chance.
Limited Company Director? Salary + Retained Profit Counts
If you run your business through a limited company, how a lender assesses your income makes a huge difference to what you can borrow.
Many high street lenders only look at your salary and dividends — which often doesn’t reflect what you actually earn or what your business is worth.
The better approach is to find lenders who include retained profit in their affordability assessment. If your company has been profitable and you’ve left earnings in the business rather than drawing them out, some lenders will factor that in — significantly increasing your borrowing potential. This is one of the most commonly misunderstood areas of self-employed mortgage lending. A standard adviser may not know which lenders take this approach.
A specialist one will. We match you with advisers who work with limited company directors every day. They understand how to structure your application and which lenders will give you the most accurate assessment of what you can actually afford.
Sole Trader Mortgages — Net Profit is What Matters
As a sole trader, your mortgage affordability is typically based on your net profit — not your turnover. This means the amount you declare to HMRC after expenses is what lenders use to calculate how much you can borrow.
Many sole traders legitimately reduce their taxable income by claiming expenses — which is sensible for tax purposes but can reduce your borrowing power on paper.
The advisers we work with understand this balance and know which lenders take a more flexible view. Most lenders want to see two years of accounts or SA302 tax returns.
Your adviser will help you prepare your application correctly — making sure your income is presented accurately and in the strongest possible light. If your profits have been increasing year on year, some lenders will use your most recent year’s figures rather than an average — which can make a real difference to what you’re offered.
CIS Subcontractor? Gross Income Can Unlock More Borrowing
If you work in the construction industry under the CIS scheme, getting a mortgage can feel frustrating. Your payslips show tax deducted at source, your net income looks lower than it actually is, and many lenders simply don’t know how to assess it.
The good news is that specialist lenders will use your gross CIS income — before tax deductions — to calculate affordability. This can make a significant difference to how much you’re able to borrow compared to a standard assessment. You’ll typically need 12 months of CIS payslips or your HMRC tax overview to demonstrate your earnings.
Some lenders will also accept a combination of payslips and bank statements if your records are consistent. We match you with advisers who deal with CIS contractors regularly. They know which lenders understand the scheme, how to present your income correctly, and how to avoid the pitfalls that catch out standard mortgage applications.
Self-Employed with Bad Credit — Specialist Lenders Exist
Being self-employed and having a less-than-perfect credit history is a double challenge — but it’s not an impossible one. Many people in this situation assume they have no options. In reality, specialist lenders exist who look at the full picture rather than just a credit score. Missed payments, defaults, CCJs, or a previous bankruptcy don’t automatically rule you out.
What matters more is the size of your deposit, the strength of your income, and how long ago the credit issues occurred. A larger deposit — typically 15% or more — opens up significantly more options. Being self-employed means your income story is already more complex than a PAYE applicant. That’s why it’s so important to work with an adviser who has experience in both self-employed lending and adverse credit — not just one or the other.
We match you with specialist advisers who deal with exactly this combination. They know which lenders are most likely to say yes, how to present your application accurately, and how to give you the best possible chance of approval.
- Our Process
Here's how it works — simple, fast, and stress-free.
A streamlined journey designed around you, with expert support every step of the way.
- FAQ
Frequently asked questions
Is the service really free for self-employed applicants?
Yes, completely free. We match you with an FCA-regulated specialist adviser at no charge. If you choose to proceed, the adviser is paid by the lender — never by you.
How much can I borrow as self-employed in the UK?
Most lenders offer 4 to 4.5 times your annual income. As a self-employed applicant, this is based on your net profit, salary and dividends, or day rate — depending on your trading structure. A specialist adviser will calculate your maximum accurately.
Do I need 2 years of accounts?
Most lenders require two years, but some specialist lenders will consider one year of accounts — particularly if your income is strong and consistent. Your adviser will identify which lenders are most suitable.
Will applying affect my credit score?
No. Getting matched and receiving a quote involves no credit check. A search only takes place if you choose to proceed with a full mortgage application.
What documents will I need?
Can I get a mortgage if I've been self-employed less than a year?
It’s difficult but not impossible. Some lenders will consider applicants with less than 12 months of trading, particularly if you were previously employed in the same industry. Your adviser will be honest about your options.
Not sure which is right for you?
Speak to a friendly UK adviser — completely free, with no obligation.