Self Employed & Contractor Mortgage Edinburgh
Whole-of-market advice for sole traders, company directors and contractors right across Edinburgh and the Lothians. We take time to understand the way your income really works, then find a lender who reads it properly.
Free initial consultation, no obligation
1Y
Of accounts may be enough with the right lender
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Prestige Award winner, three years running
£0
Initial consultation is FREE with no obligation
FCA
Appointed representative.
Self employed mortgage advice in Edinburgh
Your income isn't standard. Your advice shouldn't be either.
Working for yourself brings a lot of freedom — but it can make a mortgage application feel like harder work than it should be. No two lenders interpret company accounts, tax calculations or contract income in quite the same way.
At Prestige Mortgage Solutions, the detail is where we begin. We look at how your earnings are put together, how long you've been trading and what your next move looks like, then talk you through the options that genuinely fit.
How lenders read your income
Four ways of working, four different sums
However you trade, that structure decides the figure a lender begins with. Below is what most of them look for — and the places where the small print counts.
Sole trader
The usual starting point is net profit from your SA302 tax calculations, typically averaged across the last two years, or the most recent year where that one is lower. A handful of lenders will work from a single year if the trading record is solid.
Limited company director
Salary and dividends is the standard route, though a smaller pool of lenders will add your share of retained profit to your salary instead. If you tend to leave money in the business, that alternative can lift your borrowing noticeably.
Day rate contractor
A number of lenders price contractors off the live contract rather than the company accounts, scaling the day rate up across an agreed number of weeks. Contract length, your record of renewals and any breaks between engagements all form part of the picture.
CIS, umbrella and partnerships
Tradespeople paid through CIS, contractors caught by IR35 working via an umbrella, and partners taking a profit share are all handled in their own way. Going to the right lender first time saves you a credit search you didn't need.
Before we speak
What to have ready
None of this is compulsory for a first chat. It just means we can give you a firmer answer more quickly.
☑ Two years of SA302 tax calculations and tax year overviews
☑ Finalised accounts, or a projection from your accountant
☑ Your current contract and a note of any renewals, if you contract
☑ Three months of business and personal bank statements
☑ Deposit details, including any gifted funds
Buying in Scotland
What’s different about Edinburgh mortgage?
Scotland runs its own property tax, its own offer system and its own survey. If you're self employed, there's a bit more to have in place before an offer goes in.
LBTT, not Stamp Duty
Property purchases here attract Land and Buildings Transaction Tax, and the thresholds differ from those south of the border. We check the current bands against your budget so you know exactly what cash you need up front.
The Home Report
Every Scottish seller supplies a Home Report containing a surveyor's valuation. Lenders take it seriously, and how that valuation compares to the asking price will shape the amount you can borrow.
Closing dates move fast
Sought-after streets in Leith, Marchmont and Morningside regularly go to a closing date, often well over the home report value. Proving self employed income takes longer, which is exactly why having an agreement in principle ready beforehand matters so much here.
How it works
From first conversation to keys in hand
Step 1
Free consultation
An informal, no-obligation chat covering how you trade, what you earn and what you're hoping to buy.
Step 2
Income review
We go through your accounts and contracts and work out the figure lenders will actually use.
Step 3
Agreement in principle
So you can bid with confidence anywhere in Edinburgh, closing date or not.
Step 4
Whole-of-market
From high street names to contractor specialists, followed by a clear recommendation.
Step 5
Application to keys
We keep lenders, solicitors and selling agents moving all the way to completion.
Why US?
Why choose Prestige Mortgage Solutions?
Our aim is to deliver more than the average broker does — leaving no stone left unturned.
- Advice shaped around the way you really trade, never a one-size-fits-all template.
- Whole of market access, contractor and self employed specialists included.
- Happy to speak with your accountant where it strengthens the case.
- Phone and video appointments arranged around your working day.
- We handle lenders, solicitors and estate agents right through to completion.
- A free first consultation and a quote with no obligation attached.
Edinburgh and surrounding areas
Where we help self employed clients
We look after clients throughout Edinburgh, the Lothians and everywhere nearby — and with phone and video appointments, wherever you happen to be in the UK.
⚲Leith ⚲Morningside ⚲Stockbridge ⚲Bruntsfield ⚲Marchmont ⚲Newington ⚲Portobello ⚲Corstorphine ⚲Trinity ⚲Gorgie ⚲Colinton ⚲South Queensferry ⚲Musselburgh ⚲Dalkeith ⚲Livingston
Not listed? Call us — we cover the whole of the UK
What our clients say
"I can’t thank Chris enough for arranging a joint Mortgage for myself and my daughter to allow her to buy her house, the process was fast and efficient and stress free..."
Yvonne
"Chris was fantastic helping us out with a new mortgage for moving house. Nothing was ever a problem. He was quick to respond and was very helpful. Thanks again Chris!"
kerri bolton
"Chris was professional and efficient throughout the whole process. He took care of everything and took the stress away from us. Cannot recommend Prestige Mortgages enough."
Stephanie Mooney
FAQs
Self employed mortgage questions, answered
Not sure where you stand? A brief conversation will usually turn a general answer into one built around your own figures.
Can I get a bad credit mortgage in Edinburgh?
Quite possibly, yes — a poor credit history doesn't automatically rule out a mortgage in Edinburgh. What's available to you will come down to your circumstances, your income, the deposit you hold and the nature of the credit problems you've had.
Can contractors get a mortgage in Edinburgh?
Yes — plenty of contractors qualify. Certain lenders will assess your earnings in a different way, for instance by working from your contract rate or your history of contracts, depending on your situation.
How many years of accounts do I need for a self-employed mortgage?
That varies from lender to lender. A large number want to see two years or more of accounts or tax returns, though some will look at applicants with a shorter trading record.
What documents do I need to apply for a self-employed mortgage?
Typically SA302 forms, tax year overviews, business accounts, bank statements and proof of ID. Precise requirements differ from one lender to the next.
Can I get a mortgage with irregular or fluctuating income?
Often, yes. Lenders will look at your earnings history and consider how steady and sustainable that income appears over a period of time.
How can a mortgage broker help self-employed people and contractors?
A broker can pinpoint the lenders who genuinely understand self employed and contractor income, weigh up the suitable options side by side, and steer you through the application from start to finish.
Let’s work out what your income will actually borrow
Tell us how you trade and we'll set out the options that could be open to you. No pressure, no obligation — just clear advice from a broker who knows the Edinburgh market.