Lender Criteria Index

Last reviewed: 30 June 2026

The Lender Criteria Index maps how UK lenders typically treat the borrower scenarios that decide an application: self-employed and complex income, adverse credit, deposit help, buy-to-let and other circumstances. For each, it shows how broad the market is (mainstream, specialist or few lenders), the usual maximum loan-to-value, and the evidence needed. It exists because the same case is accepted by one lender and declined by another. Filter or search to find your situation.

Indicative, not a named lender's policy. Each row is a borrower scenario and reflects widely-published criteria patterns across the market, not the rules of any specific lender. Loan-to-value bands and acceptance are typical, not a quote or a guarantee. Criteria change constantly, so use this to understand the lay of the land, then confirm your case with a regulated broker.

Search scenarios

Self-employed and complex income

Scenario	Typically accepted by	Typical max LTV	Evidence needed	Notes
Self-employed, 1 year of accounts	Specialist	Up to 90%	One full year of certified accounts, or one year of SA302 tax calculations plus tax-year overview, and business bank statements	A smaller pool than two or three years, but a real option. Some mainstream lenders also accept one year.
Self-employed, 2 years of accounts	Mainstream	Up to 95%	Two years of accounts or SA302s and tax-year overviews	Widely accepted. Lenders often average the two years or use the latest figure.
Self-employed, 3 years of accounts	Mainstream	Up to 95%	Three years of accounts or SA302s and tax-year overviews	The widest choice. Lenders may average, or use the latest or the lowest year.
Sole trader (net profit)	Mainstream	Up to 95%	SA302 and tax-year overview showing net profit, plus bank statements	Usually assessed on net profit after expenses. Some lenders average recent years.
Limited company director (salary plus dividends)	Mainstream	Up to 95%	Personal SA302s and company accounts	The standard method. Can understate income if profit is retained in the company.
Limited company director (retained or net profit)	Specialist	Up to 90%	Two years of company accounts showing net profit, with accountant confirmation	Can sharply raise usable income versus dividends only. The lender must offer this basis.
Day-rate contractor	Specialist	Up to 90%	Current contract showing the day rate, work history and recent bank statements	Often assessed on the annualised day rate rather than accounts. Usually wants a track record in the field.
Umbrella company contractor	Specialist	Up to 90%	Current contract, umbrella payslips and work history	Treated similarly to a contractor. Some lenders assess the day rate, others the umbrella payslips.
CIS subcontractor	Specialist	Up to 90%	CIS payment and deduction statements (often 6 to 12 months) and bank statements	Gross CIS pay can often be used, and a shorter history is sometimes accepted.
Bonus, commission or overtime	Mainstream	Up to 95%	Payslips and P60, ideally showing a pattern over one to two years	Lenders count anywhere from 0% to 100% of variable pay. The choice of lender drives your maximum.

Adverse credit

Scenario	Typically accepted by	Typical max LTV	Evidence needed	Notes
CCJ, satisfied	Mainstream and specialist	Up to 85%	Date, amount and confirmation it is satisfied	A small, older, satisfied CCJ is far easier to place. Drops off the file after 6 years.
CCJ, unsatisfied	Specialist	Up to 80%	Date, amount and an explanation	Harder than a satisfied CCJ. Some lenders want it settled first, and may want a larger deposit.
Default, recent (within about 12 months)	Specialist	Up to 80%	Default details and account type	Account type matters (a telecoms default is treated more leniently than a credit default). Larger deposit, rate premium.
Default, old (3 or more years, satisfied)	Mainstream and specialist	Up to 90%	Default details	Close to mainstream for many borrowers once it is old and satisfied. Drops off after 6 years.
Debt management plan (ongoing)	Specialist	Up to 85%	Plan details, payment history and the underlying defaults	Smoother if the plan has run well for a year or more. Easier once completed.
Debt management plan (settled)	Specialist	Up to 85%	Completion confirmation and clean conduct since	The underlying defaults still age on your file over 6 years.
IVA, completed	Specialist	Up to 85%	Completion certificate and clean conduct since	Recorded for 6 years from the start date. Options widen with time since completion and a larger deposit.
Bankruptcy, discharged	Specialist	Up to 85%	Discharge confirmation and clean conduct since	Time since discharge and the deposit drive it. Recorded for 6 years from when it began.
Missed payments	Mainstream and specialist	Up to 90%	Payment history by account type	Missed payments on a mortgage or secured loan are the most serious. Recent misses narrow the choice.

Deposit and first-time buyer

Scenario	Typically accepted by	Typical max LTV	Evidence needed	Notes
JBSP (joint borrower sole proprietor)	Specialist	Up to 95%	All borrowers' incomes; only the buyer on the deeds	A supporter's income boosts borrowing without owning the home. The supporter is fully liable.
Gifted deposit	Mainstream	Up to 95%	Gifted deposit letter and evidence of the source of funds	Widely accepted from close family. Must be a genuine gift with no stake in the property.
Guarantor	Specialist	Up to 95%	Guarantor income, savings or property as security, plus independent legal advice	Fewer products than years ago. The guarantor takes real risk and is usually advised separately.
95% LTV (5% deposit)	Mainstream	Up to 95%	Standard income evidence and a clean credit file	Widely available but rate-sensitive to your wider profile. A clean file matters more at high LTV.
Shared ownership	Specialist	Up to 95% of the share	Standard income evidence plus the lease and scheme details	The lender must offer shared ownership mortgages. Leasehold and rent checks apply.
Right to Buy	Specialist	Up to 100% of the discounted price	Right to Buy offer notice and standard income evidence	The discount can act as the deposit. Participating lenders only, and resale rules apply.
New build	Mainstream	Up to 90% (often less on flats)	Standard evidence, plus any developer incentives disclosed	Tighter deposit on new-build flats with some lenders. Mind exchange deadlines and offer validity.

Buy-to-let

Scenario	Typically accepted by	Typical max LTV	Evidence needed	Notes
SPV (limited company) buy-to-let	Mainstream and specialist	Up to 80%	SPV with the right SIC codes, rental cover, and a personal guarantee	Often a gentler rental stress test than a higher-rate individual. Personal guarantee usual.
Portfolio landlord (4 or more)	Specialist	Up to 75%	Portfolio schedule, business bank statements and rental cover across the portfolio	The whole portfolio is underwritten, with a background stress test as well as the new property.
HMO (house in multiple occupation)	Specialist	Up to 75%	Licensing position, landlord experience and rental income	Specialist lenders. Sometimes valued on room-by-room income. Experience is often required.
Holiday let	Specialist	Up to 75%	A seasonal letting projection and often a minimum personal income	Income blended across low, mid and high season. A pure holiday let is generally unregulated.

Other circumstances

Scenario	Typically accepted by	Typical max LTV	Evidence needed	Notes
Foreign income	Few lenders	Up to 85%	Proof of foreign income, the currency, residence, and a UK footprint	A currency haircut is common, and major stable currencies are preferred.
Lending into retirement	Mainstream and specialist	Up to 85%	Evidence of pension or other retirement income for any term past retirement	A term running past retirement needs plausible income. For equity release, lifetime mortgages or retirement interest-only, see laterlifeborrowing.co.uk.
Expat or non-UK resident	Specialist	Up to 80%	Foreign income, currency, country of residence and a UK footprint	A smaller, specialist pool. The country and currency you earn in both matter.
Visa holder or pre-settled status	Specialist	Up to 95% with settled status	Visa or status, UK residence history, income and UK credit	Settled or pre-settled status widens the choice. Time left and your UK track record matter.

How to read it

Typically accepted by: how broad the market is. "Mainstream" means most lenders; "Specialist" means a smaller, specialist pool; "Few lenders" means a narrow market.
Typical max LTV: an indicative ceiling on the loan as a percentage of value, not a quote. A bigger deposit usually means a better rate.
Evidence needed: the documents a lender usually wants. Having them ready makes the application far smoother.
Notes: honest context, including where time, a deposit, or the right lender changes the outcome.

Methodology

This index is reference framing of widely-published lender criteria patterns, organised by borrower scenario. It deliberately does not name lenders or quote a specific lender's rules, because those change constantly and vary case by case. It is built from published criteria and intermediary guidance, refreshed periodically, and carries a visible "last reviewed" date. Treat it as a map of the territory, not a decision. A regulated broker confirms current criteria for your exact circumstances.

Adam Parker

Founder, MortgageExplained

Adam spent nearly a decade as a mortgage adviser at Just Mortgages, with further experience in commercial finance. He is CeMAP and CF qualified. He built MortgageExplained to do one thing well: explain mortgages in plain English, then introduce you to a regulated broker when you are ready. Every page is written and reviewed by Adam.