Mortgage advice for situations that don’t fit standard criteria
Not everyone’s circumstances fit a standard mortgage application. Whether you’re self-employed, dealing with past credit issues, or navigating major life changes, specialist mortgage advice can make a real difference. We provide clear, supportive guidance to help you understand your options and move forward confidently.
Comprehensive mortgage solutions for different types of complex mortgage issues.
Being self-employed doesn’t mean getting a mortgage has to be complicated — but it does mean lenders assess applications differently. We help sole traders, partnerships, and company directors navigate lender criteria, income calculations, and documentation requirements to secure the right mortgage with confidence.
Mortgage lenders typically assess self-employed applicants based on their taxable income. For sole traders and partnerships, this is usually calculated using net profit figures shown on SA302s and corresponding tax year overviews. We’ll help ensure your income is presented clearly and matched with lenders that understand your trading history
If you’re a company director, lenders may assess your income differently depending on your shareholding. Many lenders require additional documentation — such as tax returns or confirmation of self-employed status — where you own 20–25% or more of a company. We’ll identify lenders that accept the right income structure for your situation and guide you through what’s needed.
Some lenders can consider retained or undrawn profits within a limited company, rather than just salary and dividends. This can be particularly helpful if you leave funds in the business for growth or stability. We’ll assess whether this approach is suitable and match you with lenders that support this type of income assessment.
While many lenders prefer two years’ accounts, there are options available with just one year of trading in the right circumstances. Whether you’re newly self-employed or have an established track record, we’ll advise on which lenders are most likely to consider your application and how best to position it.
Contractors and CIS workers are often assessed differently to standard employed applicants, but that doesn’t mean your options are limited. We help contractors, freelancers, and CIS workers secure mortgages using income structures that reflect how you’re actually paid — not just what appears on a payslip.
Many lenders will assess contractors based on their day rate multiplied over a working year, rather than traditional payslips or accounts. This can significantly increase borrowing potential when structured correctly. We’ll identify lenders that support day-rate calculations and ensure your contract is presented in the right way.
For CIS contractors, lenders often use an average of recent payslips or CIS statements rather than standard accounts. Requirements vary, but many lenders look for 3–6 months’ CIS income. We’ll guide you on what evidence is needed and match you with lenders experienced in CIS applications.
Whether you’re paid through an umbrella company, your own limited company, or via an agency, lender criteria can differ significantly. We’ll assess your payment structure and select lenders that understand contractor income — avoiding unnecessary delays or declines.
Some lenders require a minimum contract length or continuity of work, while others are more flexible if you have relevant experience in your field. We’ll advise on how your contract history is viewed and which lenders are most suitable based on your circumstances.
A debt consolidation mortgage can allow existing debts to be combined into your mortgage. While this may reduce monthly outgoings in some cases, it’s important to understand the long-term implications and whether consolidation is appropriate for your circumstances.
In some situations, it may be possible to consolidate unsecured debts such as personal loans or credit cards — and in certain cases existing secured borrowing — into your mortgage. This can reduce monthly payments by spreading the cost over a longer term.
It’s important to understand that consolidating debts into a mortgage may result in paying more interest overall, even if monthly payments reduce. You’re also turning unsecured debt into secured borrowing, meaning your home could be at risk if repayments are not maintained.
Debt consolidation is not suitable for everyone. Lenders will assess affordability, credit history, and the purpose of the additional borrowing carefully. We’ll analyse the debts being consolidated and explain whether this approach is likely to be cost-effective and appropriate, based on your individual circumstances.
A debt consolidation mortgage may not always be the most suitable solution. In some cases, alternatives such as secured loans or other unsecured borrowing options may be more appropriate. We’ll help you understand the options available so you can make an informed decision.
Specialist circumstances need careful advice, clear explanations, and the right lender approach.
Complex and specialist cases often fall outside standard lending criteria. We regularly support clients who are self-employed, working on contract, consolidating debts, or dealing with credit issues — helping ensure applications are structured correctly from the outset.
Not all lenders assess specialist cases in the same way. We take time to understand your circumstances and match you with lenders whose criteria align with your situation, helping to avoid unnecessary declines or multiple credit searches.
We believe in setting realistic expectations. We’ll explain your options clearly, highlight any risks or considerations, and help you decide whether now is the right time to proceed or whether alternative options should be explored.
Looking to secure the right mortgage for you? We’re here to help! Our simple and straightforward process makes it easy to get a personalized quote tailored to your needs. Let us guide you through your options to find you the right way forward.
Common questions about complex and specialist mortgage applications
A complex or specialist mortgage is typically required when a standard high-street application doesn’t fully reflect your circumstances. This could include being self-employed, having irregular income, adverse credit, needing to consolidate debts, or applying through a non-standard structure. Specialist lenders assess applications more flexibly, focusing on the overall picture rather than just automated criteria.
We’ll help you understand what deposit is likely to be required based on your circumstances and the lenders available.
Yes, many lenders offer mortgages for self-employed applicants and contractors. Requirements can vary depending on how you’re paid, how long you’ve been trading, and how your income is structured. We’ll review your accounts, tax documents, or contract details and help you understand which lenders are best suited to your situation.
Not always. While many lenders prefer two years of accounts, some will consider applications with one year’s figures, particularly if your income is stable or increasing. The right approach depends on your circumstances, and we’ll explain what options may be available to you.
Yes, depending on the type, age, and severity of the credit issues. Adverse credit can include missed payments, defaults, CCJs, debt management plans, IVAs, or previous bankruptcy. Some specialist lenders are willing to consider applications where issues are historic or have been managed responsibly. We’ll help you understand what’s realistic before you apply.
In some cases, it may be possible to consolidate existing secured or unsecured debts into a mortgage. This can reduce monthly payments, but it’s important to understand that consolidating debt may increase the total amount of interest paid and involves turning unsecured borrowing into secured debt. We’ll help you assess whether this is appropriate and discuss alternative options where relevant.
Specialist mortgages can sometimes have higher interest rates or fees, particularly where lenders are taking on additional risk. However, this isn’t always the case, and costs often reduce over time as circumstances improve. We’ll explain all costs clearly and help you understand both short- and long-term considerations.
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