Self-Employed Mortgages with Decreasing Profits in the UK: What You Need to Know

Getting a self-employed mortgage with decreasing profits is complicated and can be a challenge for many potential homebuyers. However, there are many mortgage lenders who can offer self-employed individual mortgages with decreasing profits.

In recent years, the working environment has changed almost beyond recognition. One of the most notable changes has been the inexorable rise in self-employment. In just 16 years, reported the Guardian newspaper at the beginning of 2018, the number of self-employed in the UK has jumped from 3.3 million to nearly 5 million.

If you are self-employed, you probably know how difficult it can sometimes be to secure any kind of credit – and if you’ve ever tried to get a mortgage, you’ll have discovered how especially difficult that is likely to prove.

The challenge lies in convincing any lender that not only is your current income sufficient to make the necessary repayments but that your self-employment is secure and steady enough to keep them up throughout the term of the loan – and, in the case of a mortgage, of course, that is likely to be many years.

If it is difficult to convince a mortgage lender that you are a good risk if you are self-employed, imagine how much more of a challenge that is likely to be if your business is in a temporary slump. The good news is that a self-employed with decreasing profits mortgage may still be within your reach.

What are self-employed mortgages with decreasing profits?

You might see these self-employed mortgages described under just that term, but the reality is that, whatever your employment status, a mortgage is a mortgage – and the same as it is for anyone else.

What is recognised is the potential difficulty in securing that mortgage if you are self-employed – and especially if your business is experiencing declining profits.

A more accurate description, therefore, might be to call them mortgages for the self-employed with decreasing profits.

Why are mortgages for the self-employed more difficult to obtain?

Residential mortgages are regulated by the Financial Conduct Authority (FCA). In its latest review of the mortgage market, published in May of 2018, the FCA confirmed [/fusion_popover] its long-held view that responsible mortgage lenders must carry out affordability tests to ensure that any borrower is able to afford to repay the mortgage.

These include what the Money Advice Service describes as “stress tests” – whether the applicant could still afford the mortgage after some change in circumstances, such as a fall in income, retirement, maternity leave or an increase in interest rates.

Proof of income is therefore typically demanded, with lenders looking for what the FT Adviser, on the 7th June 2018, called  “balanced and sustainable” income – a test which any newly self-employed person facing the likelihood of a wildly fluctuating income may find difficult to pass.

How much deposit will I need?

The size of the deposit you need may vary according to the lender and the particular calculation made about your ability to repay the loan for which you are applying.

Some lenders might require a deposit of no less than 40%, for example, whilst other may be content with 10% – but the bigger the deposit, the less you need to borrow, of course, and the greater the chances of your application meeting with success.

How much can I borrow?

Some lenders may allow you to borrow up to 4.5 times your annual income if you are self-employed.

For both the employed and the self-employed, the Mortgage Affordability Calculator maintained by the official Money Advice Service may give a rough idea of the size of the mortgage for which you may be able to apply.

However, your mortgage broker will need to calculate the affordability of any home loan you are applying for based on your own individual financial circumstances.

How much you can borrow depends on the proof of income you are able to furnish. What is more, sufficient evidence may vary from one lender to another – much depending on the nature of your employment – with some lenders adopting stricter criteria than others.

Evidence of income

Most lenders expect to see evidence of your income from self-employment in the form of business accounts signed and certified by a chartered or certified accountant.

If you are recently self-employed, these may be difficult to provide, but the longer you have been self-employed, of course, the more years’ accounts you are able to provide – mortgage lenders typically look for at least two years’ accounts, but three years provides even stronger evidence, and a greater chance of your application being successful.

Do lenders look at my best years’ or worst years’ trading?

A feature of self-employment, of course, is that income may fluctuate – quite widely – from one year to the next. If there appears to be an upward trend in your earnings year on year, for example, a lender may take the average of your income over the past two or three years – if the trend is downwards (because your profits are decreasing, for example), the lender might base any decision on the most recent, and therefore lowest, income figure.

How lenders calculate your affordability

Once the lender has seen your evidence of income, they may include other assets in the mix too, such as a pension or savings.

They will then assess what level of monthly payments you can afford after allowing for various personal and living expenses, as well as ‘stress testing’ your ability to repay the mortgage, as previously described.

Once they have all this information, they’ll make a decision based on the affordability of the mortgage.

Next steps – self-employed decreasing profits mortgages

The self-employed may have a harder time than most in obtaining a mortgage – and if your business is facing a decrease in profits, those difficulties are likely to be compounded.

While this does sound all doom and gloom, at Needing Advice we can help identify the most suitable mortgage for the self-employed – even if your profits have been decreasing.

FAQs

Can I get a mortgage with decreasing profits if I’m self-employed?

Yes, it is possible to get a mortgage with decreasing profits if you’re self-employed, but it will be more difficult and you may need to work with a specialist lender. Lenders will look at your overall financial situation and your ability to repay the mortgage, even if your profits have decreased. You may need to provide additional documentation, such as a business plan or a letter from your accountant, to support your application.

What kind of documentation will I need to provide?

In addition to your standard mortgage application paperwork, you may need to provide the following documentation if you’re self-employed and have decreasing profits:

• A business plan that outlines your future financial projections
• Proof of income from other sources, such as rental income or investments
• A letter from your accountant or financial advisor supporting your application

What kind of interest rates can I expect with decreasing profits?

Interest rates for mortgages with decreasing profits are typically higher than for mortgages with stable or increasing profits. This is because lenders see self-employed borrowers with decreasing profits as a higher risk. You may also be required to make a larger deposit.

What are the other challenges of getting a mortgage with decreasing profits?

In addition to higher interest rates and larger deposits, you may also face other challenges when getting a mortgage with decreasing profits. For example, you may be limited to certain types of mortgages, such as fixed-rate mortgages. You may also have to wait longer for your application to be processed.

How can I improve my chances of getting a mortgage with decreasing profits?

There are a few things you can do to improve your chances of getting a mortgage with decreasing profits:

• Work with a mortgage broker who specializes in self-employed borrowers.
• Make sure your accounts are well-prepared and accurate.
• Provide detailed financial projections in your business plan.
• Get a letter of support from your accountant or financial advisor.
• Make a larger deposit.
• Have a good credit score.