Speak to an advisor now

0121 4000 052

Mon - Fri 8am to 8pm | Sat 8am to 4pm | Sun 10am to 4pm

Have you had a mortgage offer refused or declined by the banks?

Don’t worry, this is what we do best. We work with a wide range of specialist mortgage lenders and have successfully found solutions for 100s of people struggling to get a mortgage – whether your first mortgage application has been refused, or you had an agreement in principle that has now been declined.

There are many reasons why you may have been refused a mortgage, such as:


  • Mortgage refused due to low credit score
  • Refused a mortgage as a first time buyer
  • Mortgage declined due to affordability checks
  • Mortgage refused due to bad credit history
  • Refused a mortgage due to having recent payday loans

    It can also happen at different stages of the mortgage process, such as:


    • You had a mortgage agreed in principle, which was later declined
    • Refused after mortgage agreement in principle
    • Mortgage declined by underwriters
    • Mortgage declined after valuation of property
    • Declined mortgage after exchange of contracts


    There are many more reasons why you may be having difficulty and what you do next is important, so don’t worry and give one of our expert mortgage advisors a call on 0121 4000 052.


    We are experts in helping clients to secure freelance or self-employed mortgages. We typically approach lenders who we know are willing to look beyond the accountant’s assessment and take a broader view. Call us now and speak to one of our team who can talk you through your options.

    Want to get started?

    Choosing the right mortgage for you can be really tricky. At ams: our expert advisers guide you through the process. Simply, efficiently and professionally.

    Call now to speak with a mortgage advisor

    0121 4000 052

    As a guide, you could potentially borrow around:

    The figure above is calculated based around current lender criteria and may not be representative of the actual figure you may be able to borrow.

    Want to find out more? Call 0121 4000 0052 or Email Us

    See what our clients say

    Mortgage Refused FAQ

    Can you get a mortgage, even after being refused?

    Yes. We at ams: help hundreds of people each year. Please call us for further advice.

    Do I need 3 years account before I can be considered?

    Not necessarily as we have lenders who will use 1 years accounts.

    Am I considered to be high risk?

    Again, not necessarily as most lenders will offer the same rate to self employed as employed. As brokers we know which lender’s criteria will suit your requirements.

    Will I need a larger deposit as I’m self employed?

    No. Each case is assessed individually and we even have lenders that will offer mortgages up to 95{f3e6733233b70b8da8509d0af294c4ca7fb8b7488135760b99cf9baca8bf684d}.

    If self-certification mortgages no longer exist am I excluded from getting a mortgage?

    No, there are alternatives.

    Do all lenders cater for the self employed?

    Whilst the criteria will differ between lenders, e.g. number of years accounts required, they will all generally consider self employed applicants.

    Can I still get a mortgage if I have been declined by my own bank?

    Speak to us at ams: – whilst one lender may decline another could accept.

    Can I get a mortgage if I have no proof of income?

    Since self certification mortgages ended some occupations can provide proof of income other than accounts. All lenders will require some form of proof so speak to ams: about how it would work for you.

    How do I prove my income now?

    If you’ve only been trading a year, there are still mortgage lenders that will lend to you with 1 years accounts.

    My situation is complicated, are you able to help?

    Always call us as this is where we specialise, at ams: we have access to underwriters where we can talk cases through with them on an individual basis

    So what income can I use?

    Sole Trader

    • Net profit (if using accounts)
    • Profit from self employment (if using SA302s)

    CIS / Sub-contractor

    • Where you have been subcontracting to the same company for the last 6 months we have options for you to raise a mortgage based upon your earnings from your pay slips (so effectively you are treated as an employed person)


    • Your share of net profit (if using accounts)
    • Your share of total income received (if using SA302s)
    • Profit from self employment
    • commission

    Ltd Company

    • Your share of director’s salary
    • Your share of dividends
    • Occasionally lenders can consider net profit if there has been a large business expense or a sum earned but left in the business and not withdrawn.


    • gross basic income
    • bonus
    • overtime
    • commission
    • car / town / shift allowances
    • mortgage subsidy
    • other cash employer benefits

    Other Forms Of Income Considered

    • Investment income
    • Rental income
    • Trust income earned overseas
    • Income eaned in a foreign currency
    • Bursary
    • Pension
    • State benefits
    • Many others!

    What income do I need if I am buying a property to rent out?
    It will vary from lender to lender but you have more chance of being considered if you are a home-owner or experienced landlord.

    Talk to the mortgage experts.

    Call 0121 4000 052

    Mon - Fri 8am - 8pm | Sat 8am - 4pm | Sun 10am - 4pm