🏠 2025/26 · Self-Employed · CIS · Ltd Co · BTL

UK Mortgage Eligibility Calculator 2025/26.

Free calculator built for the borrowers high-street lenders treat differently — self-employed, CIS subcontractors, contractors, limited company directors and buy-to-let landlords. Realistic borrowing capacity, full stress test, and a direct line to our FCA-authorised mortgage advisor partners — backed by accountants who handle every piece of paperwork your application needs.

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⚠️ How this works: This is an indicative eligibility check using current 2025/26 UK lender rules. LOYALS is not FCA-authorised — we partner with FCA-authorised mortgage advisors who provide regulated advice. When you click WhatsApp, your borrower type, income, deposit, property price and outcome are passed to us automatically — we then connect you to the right partner broker with full context. We handle all the accounting paperwork your application needs (SA302s, accountant references, Limited Co accounts).

📊 Your situation

Before tax. Include reliable bonus at 50% if regular.
Residential 5–25%, BTL 25%+, best rates at 40%+.
Current 5-year fixed market 4.5–5.5% for residential.
Most lenders cap age at end of term to 75.
Rent, debts, childcare, bills — excludes proposed mortgage.

💡 Five accounting moves that protect mortgage capacity

  • Don't over-claim expenses in the year before you remortgage
  • File SA302 + Tax Year Overview certified for instant lender acceptance
  • Limited Co directors: ask broker about share-of-net-profit lenders
  • BTL higher-rate taxpayers: model SPV before personal-name purchase
  • MTD-ready by April 2026 if income exceeds £50K

💷 Your eligibility outcome

📋 Borrowing capacity
Income figure used£0
Income multiple applied—
Maximum borrowing£0
🏠 The property
Property price£0
Deposit£0
Loan needed£0
Loan-to-Value (LTV)—%
📈 Affordability
Monthly payment (at quoted rate)£0
Stress test (rate + 3%)£0
Total interest over term£0
Indicative outcome —
Important: LOYALS is a firm of chartered accountants. We are not authorised by the Financial Conduct Authority — this calculator is not mortgage advice and the figures shown are indicative only. We partner with FCA-authorised mortgage advisors and brokers who provide the regulated advice. Our role is to handle the accounting paperwork your application needs (SA302s, Tax Year Overviews, accountant references, limited company accounts, Limited Co SPV setup) and to coordinate directly with your broker so you're not the messenger between us. Final lending decisions and product recommendations come from your broker and lender.
⚡ 2025/26 lender market

Three things that have shifted how you get assessed.

If your information about UK mortgages comes from before 2024, the rules have moved on. Self-employed and BTL borrowers in particular are working in a tougher market — but specialist lender choice has expanded too.

📊

Stress test stayed

No buffer→Rate + 3%

The Bank of England removed the affordability stress test rule in 2022 but lenders kept their own internal buffers. Most still test at product rate plus 3% — so a 5% rate is checked against an 8% payment.

🏠

BTL Section 24 + 5% SDLT

3% SDLT→5% SDLT

October 2024 raised the additional dwelling SDLT surcharge from 3% to 5%. Combined with Section 24 (mortgage interest only a 20% credit on personal-name BTL), most professional landlords now use Limited Co SPVs.

📱

MTD for Income Tax

Annual SA→Quarterly digital

From April 2026, sole traders and landlords with £50K+ income must keep digital records and submit quarterly. Lenders are starting to ask if applicants are MTD-ready. £30K threshold joins from April 2027.

UK mortgage paperwork knowledge base

Six things every self-employed mortgage applicant should understand in 2025/26.

Tap any card to flip and see the detail.

📄

SA302 + Tax Year Overview

The two documents lenders use to verify self-employed income.

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What we provide

  • SA302 issued same week as filing
  • Tax Year Overview from HMRC online
  • Both certified by chartered accountant
  • Free for our SA / CIS / Ltd Co clients
  • Accepted directly by all major lenders
✉️

Accountant's Certificate

Lender-format reference letter for Ltd Co directors and contractors.

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Lenders we format for

  • Halifax, Nationwide, NatWest, HSBC
  • Santander, Barclays, Lloyds
  • Specialist contractor lenders
  • BTL specialists incl. Paragon, Aldermore
  • Free if we run your accounts
🤝

Broker partner network

FCA-authorised brokers we work with regularly.

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Specialisms covered

  • Self-employed and CIS
  • Limited company directors
  • BTL personal name + Ltd Co SPV
  • Adverse credit / 1-year trading
  • Contractor mortgages (in/out IR35)
🏢

Limited Co SPV for BTL

The Section 24 work-around for higher-rate landlords.

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SPV setup with us

  • Incorporation with correct SIC codes
  • HMRC registration and CT-ready
  • BTL-mortgage-friendly structure
  • From £495 setup
  • Annual accounts £695-£1,655/year
📊

Income optimisation pre-application

Tax saved vs mortgage capacity lost — the trade-off.

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What we model

  • Tax saving from aggressive expense claims
  • Borrowing capacity lost as a result
  • Best balance for your situation
  • Plan in our £395 Tax Planning Workshop
  • Critical 12+ months before remortgage
📱

MTD-readiness for lenders

Digital quarterly filing required from April 2026.

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Why lenders care

  • £50K+ income from April 2026
  • £30K+ from April 2027
  • Quarterly figures align with mortgage paperwork
  • £150/quarter with us covers all four submissions
  • MTD-compliant software setup included
KN ★
★ Your dedicated account manager

Meet Kris Nick.

Founder & Senior Chartered Accountant · Direct line into our mortgage advisor partner network

Kris and the LOYALS team have prepared SA302 packs and accountant certificates for hundreds of self-employed, CIS and limited company mortgage applications. We know which broker partner to introduce you to, what each one needs from us, and how to keep applications moving when underwriters come back with questions. You message us; we make the connection; we sort the paperwork. You don't run between accountant and broker.

Book a call with Kris →

Self-employed mortgage stuck with the wrong broker or wrong paperwork? We unstick it.

High-street mainstream brokers turn down self-employed applications they don't understand. Our partner advisors specialise. We feed them the SA302s, accountant certificates and Ltd Co accounts they need from us — and you stop chasing both sides. WhatsApp your numbers, we'll come back with the right next step inside the same business day.

Mon-Sat 10am-7pm FCA-authorised broker partners Free SA302 with us Same-day callback
Book my free 15-min call → 💬 WhatsApp instead
Mortgage application questions

Frequently asked questions.

Updated for 2025/26 lender criteria and post-October-2024 SDLT changes. If your question isn't here, message us on WhatsApp or book a free 15-minute call.

Is LOYALS a mortgage broker or mortgage advisor?+
No. LOYALS is a firm of chartered accountants — we are not FCA-authorised and do not give mortgage advice. We partner with FCA-authorised mortgage advisors and brokers who provide the regulated advisory service to LOYALS clients. We handle direct communication with the broker and support them with all the accounting paperwork throughout the application process — SA302s, Tax Year Overviews, accountant references, limited company accounts, and Limited Co SPV setup.
How quickly can you produce my SA302 for a mortgage application?+
For existing clients usually inside 24 hours. For new clients, typically 48 hours from signing the engagement letter, assuming your Self Assessment is already filed correctly. Our partner mortgage advisors accept our certified digital SA302 and Tax Year Overview pack directly.
What income figure do mortgage lenders use for self-employed and CIS borrowers?+
Net profit from your Self Assessment (turnover minus allowable expenses), averaged over the last two or three years. The 20% CIS deduction is irrelevant to lenders — they look at your declared profit only. The way we file your Self Assessment matters: aggressive expense claims save tax but reduce mortgage capacity. We model both scenarios with you before filing.
How does LOYALS connect me to a mortgage advisor?+
When you complete the calculator and click WhatsApp, your borrower type, income figures, deposit, property price and eligibility outcome are passed to us automatically. We review your situation, match you to the right partner broker (residential, BTL, contractor specialist, adverse credit, etc.), and introduce you with full context. The broker provides the regulated mortgage advice; we provide the accounting paperwork your application needs.
Should I buy buy-to-let in my personal name or a limited company SPV?+
Higher-rate taxpayers (40% or 45%) almost always benefit from an SPV because Section 24 limits mortgage interest to a 20% tax credit in personal name. Below higher-rate, personal name often wins on simplicity. We model both for your numbers in our £395 Tax Planning Workshop and our partner BTL brokers handle the regulated mortgage side.
How do limited company directors get assessed for mortgages?+
Most mainstream lenders use director's salary plus dividends taken (averaged over two years). A growing number of specialist lenders use salary plus share of net company profit — which can dramatically increase borrowing capacity if you've been retaining profit in the company. We provide both calculations and the supporting accountant certificate so the broker can match you to the right lender.
How does MTD for Income Tax affect my mortgage application?+
From April 2026, sole traders and landlords with qualifying income above £50,000 must keep digital records and submit quarterly. Lenders are starting to ask whether applicants are MTD-ready. We handle quarterly filings at £150 + VAT per quarter and ensure the figures align with what your broker is presenting to the lender.
What is the current mortgage stress test in the UK?+
Lenders typically test affordability at the product rate plus 3% — so a 5% headline rate is checked against an 8% payment. Some lenders run the test against their reversion (standard variable) rate plus 1% instead. The stress test is independent of the rate you actually pay — it's a buffer to ensure you can afford payments if rates rise during the deal.
What is the typical income multiple for UK mortgages in 2025/26?+
4.5× annual income is the standard for most high-street lenders. With excellent credit and high earnings (typically £75K+), 5×–5.5× is available with several lenders. Specialist lenders can stretch to 6× for niche cases (NHS professionals, qualified accountants, lawyers) but at higher rates. For self-employed borrowers, the multiple applies to declared net profit.
How does LOYALS help my mortgage application succeed?+
Six core deliverables. (1) Self Assessment filing for self-employed and CIS borrowers from £300–£349. (2) SA302 + Tax Year Overview certified pack — free with us, 24h turnaround. (3) Lender-format accountant certificate — free if we run your accounts. (4) Limited Co Annual Accounts from £695/year. (5) Limited Co SPV setup for BTL purchases from £495. (6) Tax Planning Workshop at £395 for income optimisation modelling pre-application. We coordinate directly with our partner mortgage advisors so you're not the messenger between us.

Related LOYALS pages

If you're done with the calculator and want to dig into the accounting side that supports your mortgage application.

👤 Self Assessment (£349) 🏗️ CIS Self Assessment (£300) 🏢 Ltd Co Accounts (£695) 📊 Tax Planning Workshop (£395) 📄 Ltd Co SPV Setup (£495) 📱 MTD for Income Tax (£150/qtr) 🧮 CIS Tax Calculator 🏠 Property Investment Calc 🧮 All Free Calculators

Stop the mortgage paperwork merry-go-round.

Self-employed, CIS, contractor, limited company director or buy-to-let landlord — we've placed hundreds of mortgage applications with our FCA-authorised broker partners. You message us with your numbers; we connect you to the right specialist; we handle every accounting document on your side. Book a free 15-minute call.

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