Self-employed
Self-employed
mortgage broker
Self-employed? Your income still counts.
Fee-free for most cases. See when fees apply
Sole trader, partner, company director or contractor: we’ll show you how lenders will look at your income, match you with the ones that understand it, and handle the application with you.
Or call 020 8090 2043
5.0 · 540 customer reviews
Rated 5.0 / 5
540
customer reviews
FCA authorised and regulated
Financial Services Register 925226
Access to 90+ lenders
Independent, not tied to any bank
Open 9am–9pm, seven days a week
Call 020 8090 2043 or WhatsApp us
Based in Brentford, West London
Local advice across London and beyond
Five steps to your
self-employed mortgage.
Getting a mortgage when you’re self-employed works the same way as it does for anyone else. What’s different is the paperwork, and which lenders are the right fit for how you earn.
Step 1: Gather your paperwork
Pull together your accounts, tax returns and bank statements. We’ll tell you exactly what’s needed for your set-up.
Step 2: Income assessment
We work out your income the way lenders will, so you know what you can borrow and there are no surprises later.
Step 3: Agreement in principle
A lender confirms in writing what they could lend, so agents take you seriously.
Step 4: Application and underwriting
We submit your application and handle the lender’s questions about your business.
Step 5: Offer and completion
The lender issues your offer, contracts are exchanged, and the keys are yours. If you’re remortgaging, your new deal starts.
How a fee-free broker gets paid
Fee-free
mortgage broker.
No broker fee for most cases.
When we arrange a mortgage, the lender pays us a commission, like all mortgage brokers. Most brokers charge their clients a fee on top, typically from £495 up to 1% of the loan. We choose not to, for most cases.
We are a fee-free broker for most cases. Fees may apply on complex cases, including adverse credit, company buy-to-let, visa applicants and loans under £250,000, and will always be confirmed in writing before you commit.
Other mortgage costs to be aware of.
Please note that lender arrangement fees, valuation fees and legal costs may still apply to your mortgage. We will always explain the full cost of any mortgage we recommend before you apply.
Before you apply
What lenders will ask you for.
Lenders usually treat you as self-employed if you’re a sole trader or a partner, or if you own 20% to 25% or more of the shares in a limited company, depending on the lender, and they’ll ask for proof of your self-employed income. Most contractors count as self-employed too. Each is assessed a little differently, and the paperwork follows from how you’re paid.
Who counts as self-employed
Sole trader
Freelancers and many contractors fall here too. Lenders look at the net profit on your self-assessment, using the SA302 tax calculations and tax year overviews HMRC issues once it’s filed.
Partnership
Lenders look at your share of the partnership’s profit, from the partnership accounts and your own self-assessment.
Limited company director
Lenders look at the salary and dividends you pay yourself, or at your salary plus your share of the profit kept in the company after corporation tax, known as retained profit. Your company accounts show them how the business is doing.
Contractor
Some lenders will assess you on your day rate rather than your accounts. If you have contracts lined up for the months ahead, showing them helps.
Your paperwork checklist
- SA302 tax calculations and tax year overviews, usually for the last two years
- Two to three years of accounts, or the partnership’s accounts
- Recent personal and business bank statements
- An accountant’s certificate or reference, for some lenders
- Photo ID and proof of address
- Your current contract and any lined up, if you’re a contractor
Lenders don’t just add up the numbers. They look at whether your income is steady or growing, and whether it covers the repayments comfortably alongside your other commitments.
Mortgage with one year’s accounts
Some lenders will still consider you. We’ll tell you which, and what they’ll want to see.
Today’s mortgage rates
Self-employed applicants can qualify for the same rates as everyone else. What you’re offered depends on your circumstances and how your income is assessed.
Updated 22 October 2026
Lowest initial rates on our lender panel today, based on a £100,000 repayment mortgage over 25 years on a £200,000 property (50% loan to value).
Best self-employed mortgage rates
| Lender and product | Initial rate | APRC |
|---|---|---|
| Furness Building Society Fixed for 24 months · £471 a month · £1,019 fees | 2.94% | 7.31% |
| Kensington Fixed for 24 months · £494 a month · £18 fees | 3.37% | 6.02% |
 Fixed until 31 Dec 2028 · £571 a month · £1,099 fees | 4.78% | 7.03% |
Representative example: a £100,000 repayment mortgage over 25 years with Furness Building Society at 2.94% fixed for 24 months, then 7.99% variable. 24 monthly payments of £471, fees £1,019. APRC 7.31%. The total amount payable is shown with the full product details.
All mortgage ratesAs a mortgage is secured against your home, it may be repossessed if you do not keep up the mortgage repayments.
Rates change and what you’re offered depends on your circumstances. Lender fees may apply; a broker fee only in the cases explained above. These examples are not an offer of credit.
APRC is the annual percentage rate of charge: the overall cost of the mortgage over its full term, including fees, shown as a yearly rate. Compare it alongside the initial rate and the fees.
Estimated borrowing
£0
Results are indication only and subject to full financial underwriting and satisfactory property valuation.
Mortgage calculators
Self-employed mortgage calculator
Get a rough idea of what a lender might offer you, based on your income, before you speak to anyone.
Estimated borrowing
£0
Results are indication only and subject to full financial underwriting and satisfactory property valuation.
As a mortgage is secured against your home, it may be repossessed if you do not keep up the mortgage repayments.
Meet Milton and the team
A mortgage is personal.
Your advice should be too.
You’ll deal with a small team who take the time to understand your circumstances. We pride ourselves on the close relationships we build with each and every client, from the first conversation to your mortgage offer and beyond.
We see many clients with 12 months’ trading history who are looking to buy, often people who have moved from an employed role to running their own limited company. All of our advisers are qualified, and Marianna Financial Services is authorised and regulated by the FCA.
- Advice shaped around your circumstances
- Help with the application and paperwork
- Someone to speak to, 9am to 9pm, seven days a week
There’s more to a mortgage
than the headline rate.
A bank can only recommend its own mortgages. We compare options from 90+ lenders, weighing up the fees, criteria and flexibility that matter for your circumstances, not just the advertised rate.
Some of the lenders we work with
Advice, not just a comparison
We recommend suitable options, explain why, and handle the application and paperwork with you.
Staying put can be the right call
If your current lender’s deal is the best fit, we’ll say so. We’ll even submit your remortgage with your existing lender at no cost if we can’t find you a better deal.
High street or specialist
Some high street lenders are cautious about newer businesses, one year’s accounts or income that’s mostly dividends. Others, including specialist lenders, take a different view. We know which lenders suit which set-up.
In our clients’ words
Your business.
The same personal support.
Reviews.io “Simply the Best ! ⭐⭐⭐⭐⭐ Miracle Workers! Saved Me Thousands a Month I cannot thank Nelson and Milton at MariannaFS enough for their incredible help with my recent remortgage. I had a highly complex case with significant debt, and other avenues felt completely blocked. Honestly, I didn't think getting a good rate would be possible, but Nelson and Milton took on the challenge without hesitation. They worked tirelessly to navigate my difficult situation and managed to secure a fantastic 5.36% rate, completely saving me from the 8.9% I was facing elsewhere. The communication was stellar throughout, and they treated my case with the utmost professionalism and zero judgment. They have completely changed my financial outlook, and I highly recommend them to anyone—especially if you think your case is "too difficult" for a mortgage!”
Farrukh M
Read the full review
23 October 2026- Reviews.io
“I am very happy with the mortgage service I received. The team was helpful, professional, and supportive throughout the process. They made everything easier to understand and guided me at every step. Thank you for the excellent service. I would definitely recommend them to others.”
Dominic
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17 October 2026 - Reviews.io
“Remortgage process went very smoothly and very excellent service ice”
Venkkta R
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13 October 2026 - Reviews.io
“MariannaFs offers excellent customer service and I would highly recommend them to anyone looking for the right mortgage. Their professionalism and support make the whole process much easier.”
Hanna K
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12 October 2026 - Reviews.io
“As first-time buyers, I discovered Mariana FS through social media, Milton and Nelson were professional, approachable, and incredibly supportive throughout our mortgage journey. They patiently explained any fees, payments structure and mortgage options, ensuring we felt informed and comfortable every step of the way. The transparency, expertise, and genuine willingness to help us find the right lender made what could have been a stressful process feel smooth and manageable. We always felt valued, supported, and in safe hands. We would highly recommend Mariana Financial Services to anyone looking for a reliable, trustworthy, and customer-focused mortgage broker, especially first-time buyers seeking honest advice and exceptional service.”
Dias L
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6 October 2026 - Reviews.io
“Excellent service from Marianna FS on the remortgage of my properties. The team was quick, transparent and responsive throughout, and they got me a great deal. Highly recommended!”
Amit M
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24 September 2026 - Reviews.io
“The whole team at MariannaFS have been absolutely fantastic to work with. Milton, Nelson and Jeanal were really supportive, helpful and patient throughout the whole mortgage and home purchase process. We got good info along the way about mortgage process, different product offers and also genuine guidance in helping us decide on the right offer that met our needs. The team also helped us with recommending solicitor, surveyor and mortgage insurance which made the entire process stress free for us. Thanks to the entire team at MariannaFS!”
Glenn
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17 September 2026 
Google “Excellent Support Throughout a Very Complex Remortgage I would highly recommend Mariana. My remortgage was far from straightforward and involved a number of unusual and complicated issues which took several months to resolve. Throughout the whole process, Mariana was patient, responsive and supportive. Even when things became difficult and time-sensitive, she continued to follow up and work with me until we finally reached the finishing line. I particularly appreciated that she stayed involved throughout such a long and challenging case rather than simply giving up when complications arose. Thank you, Mariana, for all your help, patience and support. Five stars and very well deserved.”
Jhino P
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4 September 2026- Reviews.io
“I and my husband had a great experience with Marianna Financial Services as a first-time homebuyer. Milton & his team especially Jenal & Nelson was helpful, patient, and always happy to answer my questions. They made the whole mortgage process easier and gave us the confidence along the way. I’m really happy with the service and would definitely recommend them to everyone. To be honest it’s a very trustworthy company to go with. May grow much bigger.”
Anthea F
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29 August 2026 - Reviews.io
“MatiannaFS are Specialist in mortgage advice for the self-employed. Being turn down by big broker firm I found Mariannafs as local mortgage broker in Ealing. Milton and team have the expertise to find a mortgage for me as sole trader and limited company. I would highly recommended them to anyone need mortgage advice .”
Panagiotis A
Read the full review
12 August 2026
Self-employed questions
Key things about
self-employed mortgages
Still unsure about something? Ask us directly. We answer questions all week, 9am to 9pm.
Before you apply
Can I get a mortgage if I’m self-employed?
Yes. Being self-employed doesn’t stop you getting a mortgage, whether it’s your first home, a move or a remortgage. Lenders simply need a different kind of proof of income from the payslips an employed person would show. You’ll usually count as self-employed if you’re a sole trader, a partner in a partnership, or a director who owns 20% to 25% or more of a limited company’s shares, depending on the lender.
How many years of accounts do I need?
Most lenders ask for two years of accounts or tax calculations, and a few prefer three, to see that the business is established. Some will consider one year’s figures. If you’ve been trading longer than that, the latest two years are usually what they look at.
Can I get a mortgage with one year’s trading?
With some lenders, yes. Most want two years, but a smaller number will look at one year’s accounts or a single SA302, sometimes with an accountant’s projection for the current year. The choice of rates is narrower than with two years’ figures. Our Halifax self-employed mortgage guide shows how one lender approaches it. Talk to us and we’ll tell you which lenders could consider you.
What documents will I need?
As a sole trader or company director you’ll usually need your last two years’ tax calculations (SA302s) and tax year overviews, photo ID and proof of address. Many lenders also ask for an accountant’s certificate, company accounts and recent bank statements. Contractors should have their current contract and any lined up for the months ahead. We’ll give you a list for your situation before anything is submitted.
How do lenders work out a company director’s income?
Lenders work it out in different ways. Some add together the salary and dividends you’ve paid yourself. Many use your salary plus your share of the company’s profit after corporation tax, known as retained profit, which can help if you leave money in the business. Coventry Building Society, Kensington Mortgages and Aldermore can work from your latest year’s salary and retained profit, while many other lenders take an average of the last two years. Our guides on proving your income as a company director and mortgages for company directors go into the detail.
Costs and borrowing
Will I pay a higher rate for being self-employed?
Not usually. If you can show two years of income, most lenders offer self-employed applicants the same products and rates as everyone else. Rates can be higher where there’s less than two years’ proof, because fewer lenders are involved. The rates further up this page show what’s available today.
How much could I borrow?
Lenders work from the income they’ve assessed, as described above, and usually lend a multiple of it, after your other commitments are taken into account. How high that multiple goes depends on the lender, your income, your deposit and your credit history. If you’re applying jointly and only one of you is self-employed, each income is assessed in its own way. The calculator on this page gives a rough figure, and we’ll give you a firmer one once we’ve seen your paperwork.
Your situation
Do contractors count as self-employed?
Usually, yes, although it depends on how you’re paid. If you invoice through your own limited company or as a sole trader, lenders treat you as self-employed. Some lenders will instead assess contractors on their day rate, which can work better than accounts for newer contractors. Our contractor mortgage guide has the detail.
I’m self-employed with bad credit. Can I still get a mortgage?
Some lenders will consider it. What they’ll look at is how long you’ve been self-employed, the size of your deposit, and how recent and serious the credit issues are. Fees may apply on adverse credit cases, which we’d confirm in writing first. Our guide to remortgaging with bad credit explains what lenders look for.
How can I improve my chances?
Three things help most. Get advice early, so your application goes to a lender that suits how you earn. Keep your finances tidy: check your credit report, pay down card balances and close accounts you no longer use. And a bigger deposit opens up more lenders and better rates.
Can I remortgage if I’m self-employed?
Yes, and the paperwork is the same as for a purchase. If you’ve become self-employed since you took out your current mortgage, it’s worth talking to us before your deal ends, as the lenders that suit you may have changed. If your current lender’s new deal is the best fit, we’ll say so. See our remortgaging page.
020 8090 2043
Open 9am–9pm, seven days a week
A little clarity
goes a long way.
Explore all mortgage guides -
One year’s accounts
Halifax self-employed mortgage guide
How one high street lender assesses self-employed income, including one year’s accounts.
Read the guide -
Contractors
Contractor mortgages
How lenders look at contract income, including day-rate assessments.
Read the guide -
Company directors
Proving your income as a company director
Salary, dividends and retained profit: what lenders count and how to show it.
Read the guide
More answers to common questions
Looking for advice near you? Find a mortgage broker near you.
Ready to begin?
Tell us a little about your plans and our expert broker will be in touch shortly. We’ll explain your options, and any fees, before you commit to anything.
What would you like to do?
Prefer to talk? Call 020 8090 2043
