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SELF EMPLOYED & LIMITED COMPANY DIRECTOR SPECAILIST
Self Employed and Need a Mortgage?
Being Self Employed or a Limited Company Director should not make getting a mortgage more difficult, yet many lenders, and brokers, still struggle with complex income structures.
Sue Hems, our Senior Mortgage Advisor specialises in helping business owners, contractors, freelancers and company directors secure mortgage solutions tailored to the way they earn.
From salary and dividends to retained profits, to working under an umbrella company and being paid inside inside/outside IR35, Sue understands how to present your income to the right lenders and guide you through the process with clear, straightforward advice.
Your Adviser
Meet Sue — Expert Mortgage Support for Self Employed & Complex Income Clients
Friendly, personal advice tailored to your specific needs. Experienced in all area’s including Residential and Buy To Let mortgages.
Sue Hems is a Senior Mortgage Adviser at Sapphire Mortgages with over six years of hands-on experience. Whether you’re, buying your first home, facing the end of a fixed-rate deal and need to remortgage, looking to release equity, or thinking of investing in a Buy To Let property — Sue has seen every situation and knows exactly how to find you the right answer. She searches across a comprehensive range of lenders to find the right mortgage for your specific needs.
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Comprehensive Range of Lenders — access to hundreds of mortgage products from across the market
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Expert guidance through all complex incomes - For Contractors, Sole Traders, Partnerships, or Company Directors
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Residential & Buy to Let — covers every mortgage type including complex cases. Please note: Some Buy To Let mortgages are not regulated by the FCA
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Personal Service — No call centres, you deal directly with Sue, start to finish, every time
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6+ Years Experience — has guided hundreds of homeowners with their mortgage needs
Why Complex Incomes NEED Specialist Help
Self-employed Mortgages
are not
One-Size-Fits-All
Every lender assesses income differently. While one lender may only use salary and dividends, another may consider net profit, retained company profits, day rates, or just one year of trading history. Some are more flexible with contractors, sole traders or limited company directors, while others apply stricter criteria.
This means the amount you can borrow — and even whether you are accepted at all — can vary significantly depending on which lender you approach. That is why working with a specialist like Sue, who understands how different lenders assess complex income, can make such a difference.
Case Study 1 - Contractor & A Sole Trader
A young couple approached Sue after struggling to understand how much they could borrow as first-time buyers due to both having non-standard income.
Kyle worked as an IT Contractor with 2 years’ industry experience, but only 1 year of contracting history. Kelsey was a self-employed Sole Trader Beauty Therapist with only 1 years Tax Calculations. They had savings and a gifted deposit for a 10% deposit.
- Why This Was Complex – Many high street lenders prefer applicants with longer trading histories and straightforward employed income, making this case more challenging due to the limited self-employed and contracting history. The key was finding lenders willing to take a more flexible approach by considering annualised contractor income to maximise affordability and secure the borrowing needed. Without specialist guidance, many lenders may have reduced the income used or declined the application altogether.
- How Sue Helped – By carefully assessing both applicants’ income structures and identified lenders with more flexible criteria for self-employed applicants and contractors. By reviewing accounts, SA302s, contracting history, day rate income and supporting documentation, Sue was able to structure the application to maximise affordability and present the strongest possible case to lenders.
- The Outcome – By matching the couple with the right lender and presenting the application correctly from the outset, Sue helped them secure the borrowing they needed to purchase their first home with confidence. Their case is a great example of how specialist advice can open doors for buyers with complex or non-traditional income — even earlier in their self-employed journey.
Case Study 2 - Limited Company Director
A Limited Company Director with 8 years trading history approached Sue after his own bank said NO!
Although his business was well established and profitable he was shocked when his own bank refused him the loan amount needed to move house. He kept his salary and dividends low for tax efficiency, but as his bank only looked at salary and dividends, this reduced what his bank was willing to lend and reduced his affordability for the mortgage he wanted.
- Why This Was Complex – Most mainstream lenders only assess a limited company director’s salary and dividends when calculating affordability. On paper, his personal income appeared too low to support the loan amount required. However, the business itself was highly profitable and had built up significant retained profits within the company — funds that many lenders ignore completely.
- How Sue Helped – Sue reviewed the company accounts in detail and identified lenders able to consider retained company profits alongside salary and dividends. By presenting the strength, sustainability and true profitability of the business, Sue structured the application to reflect the client’s real earning capacity and secure the borrowing required.
- The Outcome – By approaching the right lender and presenting the case correctly, Sue secured the borrowing amount the client needed to move forward with his property purchase. This case highlights how business owners can often borrow significantly more when working with lenders who understand limited company structures and retained profits — making specialist advice invaluable for company directors.
Complex Incomes Made Simple With Expert Help!
Use a Mortgage Adviser Who Fully Understands Self-Employed Income & Complex Incomes
Sue offers a personal service specialising in helping self-employed clients, company directors and those with complex income secure the right mortgage solutions. By understanding how different lenders assess non-standard income, Sue helps clients maximise affordability, avoid unnecessary declines and navigate the process with confidence.
NO obligation. NO fee to enquire. Appointed Representative of Mortgage Intelligence Ltd, which is authorised and regulated by the FCA
What Our Clients Say
Act Before Your Rate Ends
Meet Sue — Your Personal Mortgage Adviser Who Makes Mortgages Simple
Not ready to fill in a form? That’s fine. Book a quick, no-obligation call with Sue at a time that works for you. In 30 minutes you’ll know exactly where you stand with your remortgage options — with zero pressure.
- Available evenings and weekends by appointment
- No preparation required — just come as you are
- Video call or phone, whichever suits you
- Zero obligation — just a friendly, expert conversation
Common Questions
Your Mortgage Questions, Answered
Can I get a mortgage if I have only been self-employed for 1 year?
Yes — while some lenders require 2 or more years of accounts, others will consider applicants with just 1 year of trading history, particularly where income is strong and your industry background supports your application.
How do lenders assess self-employed income?
This depends on the lender and your business structure. Some use salary and dividends, others may consider net profit, retained profits or contractor day rates. Choosing the right lender is key.
Can limited company retained profits help me borrow more?
Potentially, yes. Some lenders can include retained company profits when assessing affordability, which can significantly increase borrowing potential for company directors who keep income tax efficient.
Do contractors need a permanent job to get a mortgage?
No. Many lenders will consider contractors using their day rate or contract income, even without permanent employment, provided there is sufficient experience and contract history.
Will being self-employed make getting a mortgage harder?
Not necessarily — but it does require the right advice. Self-employed applications are often more complex, which is why working with a specialist like Sue can help you avoid unnecessary declines and access lenders better suited to your circumstances.
What documents will I need for a self-employed mortgage?
Typically, lenders will ask for SA302s, Tax Year Overviews, company accounts, business bank statements and personal bank statements. The exact documents required will depend on your business structure and chosen lender.
Can I get a mortgage if my income changes each year?
Yes. Many self-employed clients have fluctuating income, and some lenders are more flexible than others when assessing trends, recent growth and overall affordability.
How much deposit do I need as a self-employed applicant?
In many cases, self-employed applicants can access the same deposit levels as employed applicants, with some lenders offering mortgages from as little as 5% deposit, subject to criteria.