Initial conversation
A no-obligation phone call. Tell us your situation in your own words and we'll tell you, honestly, whether we can help, and roughly what to expect on rates and deposit.
First home to fourteenth investment property. 5% deposit to complex remortgage. We've placed over 2,400 mortgages between us across the whole market, including the specialist desks you won't reach direct.
Eight situations we place day in, day out. Find the closest fit. We'll take it from there.
Get on the ladder with as little as 5% deposit, even if you've been declined elsewhere.
Talk to an adviserBetter rate, release equity, or restructure. We review your options three months ahead of expiry.
Talk to an adviserSingle property or full portfolio. Tracker, fix or interest-only, placed with the right specialist.
Talk to an adviserUse your council discount as deposit. We work with lenders who understand RTB inside-out.
Talk to an adviserCCJs, defaults, IVAs, discharged bankruptcy. All manually underwritten and competitively priced.
Talk to an adviserSole trader, limited company director, or contractor. From one set of accounts.
Talk to an adviserGross-pay basis, not net. Same lenders, different desk. Often unlocks 30% more borrowing.
Talk to an adviserShort-term finance with same-day decision. Chain breaks, auction purchases, refurbishments.
Talk to an adviserAn indicative monthly repayment, total interest and total cost. Drag the sliders to model your situation, then talk to us about which lender will actually do it.
Adjust the sliders to match your situation.
For illustration only. Actual rates depend on credit profile, income, loan-to-value, term and lender criteria. Your home or property may be repossessed if you do not keep up repayments on your mortgage.
High-street banks can only offer their own products, on their own criteria, to their own credit-scored profile. We see the whole market, and we know how to package a case so it gets a yes.
If your situation is on this list, you're in exactly the right place. Switch between the tabs to see how we handle each.
The high street uses automated credit scoring that auto-declines around half of all applications, often for reasons that have nothing to do with whether you can afford the mortgage. We work with specialist lenders who manually underwrite each case on its merits.
Sole trader, limited-company director, contractor or consultant: we know which lenders work with which structure. Some accept one full year of trading with strong projections; others want two; a few want three. We know which to call.
The Construction Industry Scheme deducts 20% tax at source. The high street form often treats CIS pay as net, undervaluing your real income by 30% or more. We submit through specialist desks at the same lenders, on a gross-pay basis, using your CIS vouchers.
Universal Credit, Carer's Allowance, Disability Living Allowance, Child Benefit and PIP can all count towards mortgage affordability, at the right lender, in the right way. We routinely place clients whose income is wholly or mostly benefit-based.
A typical residential application takes 5–8 weeks from first conversation to completion. Here's what to expect at each stage.
A no-obligation phone call. Tell us your situation in your own words and we'll tell you, honestly, whether we can help, and roughly what to expect on rates and deposit.
We pull your credit file (soft search only, no footprint), review your income evidence, and assess affordability against the lenders most likely to lend. Written summary delivered within three working days.
We secure a Decision in Principle from your chosen lender. This gives estate agents and sellers confidence in your offer, and tells you, with certainty, what you can borrow.
Once you've had an offer accepted, we lodge the full application, instruct the valuation, and respond to underwriting queries on your behalf. You speak to us, not to the lender.
Your formal mortgage offer is issued. We liaise with your solicitor through searches, contracts and exchange, flagging any lender condition that needs satisfying before completion.
Funds drawn, keys collected. We put a note in our diary three months before your fixed-rate expiry. We'll be in touch then with options for renewal.
For most residential mortgages, lenders will offer between 4 and 5 times your gross annual income. Some specialist lenders go to 5.5× or 6× for higher earners and certain professions. Affordability is then stress-tested against committed expenditure (existing credit, dependants, child maintenance, etc.). We'll give you an accurate figure on the first call.
The minimum is typically 5% for a residential purchase, though some 100% mortgage products are available for first-time buyers via family-deposit and tracker schemes. For buy-to-let, 25% is the usual minimum (15–20% on selected products). Adverse-credit cases generally need 10–20% depending on the severity and recency.
Yes, almost certainly. We routinely place cases with active CCJs, recent defaults, IVAs, and discharged bankruptcies as recent as two years. Specialist lenders manually underwrite, looking at the case rather than just the score. Rate and LTV will reflect the risk, but if there's a deposit and demonstrable affordability, there's almost always a route.
Yes. Several lenders on our panel, including some high-street names, will consider one full year of trading with strong projections. Bring your tax calculation (SA302), tax-year overview, and last three months of business bank statements. Limited-company directors are placed on either salary + dividends or the company's share of net profit.
For a typical residential purchase: 5–8 weeks from offer accepted to completion. Decision in Principle takes 24–72 hours; full mortgage offer averages 16 days from application; legal work typically 4–6 weeks. Bridging cases can complete in days; complex remortgages 3–4 weeks.
It depends on rate-cycle expectations, your tolerance for change, and how long you plan to stay. Two-year fixes typically price 0.20–0.40% lower; five-year fixes give certainty and may suit if you expect rates to rise. We don't have a house view. We'll talk you through both for your specific situation.
Most fixed-rate mortgages allow 10% overpayment per year without an Early Repayment Charge. Trackers usually allow unlimited overpayment. We always check ERC structure carefully when arranging, particularly if you anticipate a windfall, sale or career change during the fixed period.
For most cases: photo ID, proof of address (utility bill or bank statement <3 months), 3 months of bank statements, 3 months of payslips (PAYE) or 2 years' SA302 + tax-year overview (self-employed), latest P60, evidence of deposit, and (for FTB) proof of deposit source if gifted. We'll send you a tailored checklist after the first call.
15-minute chat with no obligation. No upfront fees. No credit footprint. We can usually tell you on the call whether we can help, and which lender will say yes.