Specialist mortgage advice for complex income

If your income comes from anything other than a single fixed salary, it's usually classed as complex. self-employment, dividends, day rates, bonuses, commission, overtime, share schemes, multiple jobs or foreign income. It's far more common than people think, and very lendable with the right approach.

Not always. A larger deposit can widen your options and reassure specialist lenders, but plenty of complex-income borrowers get good outcomes with a standard deposit. The lender match matters far more than putting down as much as possible.

No. A decline usually means you went to a lender whose system couldn't read your income, not that you're unmortgageable. We often place cases that were turned down elsewhere simply by approaching a lender who assesses the income properly.

Many lenders will calculate your income from your day rate and contract rather than your accounts or taxable income. Often day rate × 5 × 46 or 48 weeks. That can mean you borrow significantly more than your tax return suggests. The key is using a lender that lends on the contract itself.

Yes. Umbrella workers fall awkwardly between employed and self-employed, and many lenders don't know how to treat the income. We work with lenders who understand umbrella arrangements and will assess your gross contract value properly.

Not with the right lender. Locum income across several agencies or trusts trips up standard affordability checks, but specialist lenders are used to it. We present your shift pattern and history so your true earnings are recognised.

It can be. While many lenders want two or three years, some will lend on a single year's accounts or your latest year's figures. If your most recent year is your strongest, the right lender can work to that rather than an average.

Sometimes. While most lenders cap around 4.5x, certain lenders and certain professions can stretch to 5x, 5.5x or more depending on your circumstances. Whether that's right for you is part of the conversation we'll have.

It varies by lender and income type. Some want two or three years; others will work from one year's accounts, a recent contract, or a few months' payslips. If you don't have a long track record yet, there are still options.

Some lenders will count vested share income, others won't touch it. Those that do usually want a track record of receiving it and apply a sensible discount. It's one of the trickier areas to place but far from impossible. We know which lenders look at share income and how to evidence it properly.

Often more counts than your bank suggests. Many people are told bonuses, commission, overtime, dividends or share income "don't count" when really it's that that lender won't count them. Others will, though how much varies: some use 100% of variable pay, others 50%, some none. We know which lenders are most generous and how to evidence it so it's properly recognised.

Not all of them. Some lenders will assess you on salary and dividends, but others will use your share of retained profit too, which can dramatically increase what you can borrow if you leave profit in the business for tax efficiency.

Often yes. Certain lenders offer professional mortgages that recognise the earning trajectory of doctors, dentists, accountants, solicitors and similar. Lending on your potential rather than just last year's figure, sometimes at higher income multiples.

Possibly. Standard lending caps around 4.5x income, but some lenders stretch to 5x or 5.5x for professionals on strong career paths. Whether that's right for you is something we'll talk through together.