Have you found yourself searching for “can I get a mortgage if…”? Yes? Then you are certainly not alone.

Whether you’ve recently changed jobs, become self-employed, have a less-than-perfect credit history, or your income isn’t straightforward, it’s completely natural to wonder whether you’ll be accepted for a mortgage.

The good news is that many people assume they won’t qualify when, in reality, they simply haven’t explored all the options available to them. Every lender has its own lending criteria. Certainly, what one lender may not be comfortable with, another may consider perfectly acceptable depending on your circumstances.

At Harbour Mortgage Solutions (HMS), we regularly speak to people across South Wales and throughout the UK who believe they don’t stand a chance of getting a mortgage. However, as Independent Mortgage Advisors, we have access to a vast database of mortgage lenders. We are not tied to one single company. Consequently, more often than not, clients are pleasantly surprised to discover that there may be options worth considering.

This guide aims to offer professional advice and will answer some of the questions we hear from potential homebuyers. In it, we explain why speaking to an Independent Mortgage Advisor can help you understand your position before making assumptions.

Can I get a Mortgage If I’m Self-Employed?

This has to be one of the most common questions we get asked.

It is a misconception of many business owners, sole traders, freelancers, and company directors that being self-employed automatically makes it much more difficult to get a mortgage.

In reality, lenders understand that millions of people in the UK are self-employed. In fact, in the first quarter of 2026, there were 4.57 million self-employed workers in the UK (Figures taken from Statista). Therefore, rather than receiving payslips, you simply require different evidence to assess your income.

Depending on your circumstances, this could include tax calculations, tax year overviews, company accounts or other financial documentation. Different lenders also assess company directors’ income in different ways, which is why independent advice can be particularly valuable.

That being said, if you’ve only recently become self-employed, your options may be more limited. However, that doesn’t necessarily mean they are unavailable to you. Every application is assessed individually.

Can I Get a Mortgage If I’ve Recently Changed Jobs?

It’s often very exciting when you change jobs, and if this is you, congratulations on the next chapter in your life! However, many people worry they’ve damaged their mortgage prospects.

In truth, many lenders are happy to consider applicants who have recently started a new role, particularly if the position is permanent. Indeed, some lenders are comfortable with applicants who have not yet completed their probation period. On the other hand, others prefer a probation period to end before considering an application.

These are the common factors that lenders may consider:

• Whether your employment is permanent or fixed-term
• Your previous employment history
• Whether you’ve stayed within the same industry
• Your current salary
• The stability of your income

That being said, never assume that you need to wait six to twelve months. It’s often worth seeking professional advice first.

Can I get a Mortgage If My Credit History Isn’t Perfect?

We understand that life doesn’t always go to plan. Unexpected illness, redundancy, divorce, or rising living costs can all affect people’s financial circumstances at different stages of their lives. It may be that you have never taken out credit so you don’t have a history for the lenders to check.

Let us make this statement. A missed payment or historical credit issues do not automatically prevent you from obtaining a mortgage. It’s a bigger picture than that.

Lenders may consider factors such as:

• How recent the issue was
• The type of credit issue
• Whether the problem has now been resolved
• Your current financial circumstances
• The size of your deposit

Ultimately, it is important to be honest from the outset. This allows your advisor to understand your circumstances and identify lenders whose criteria may be more suitable to your individual circumstances.

A top tip here: It’s important not to make multiple applications without advice. Numerous credit searches in a short period can sometimes affect future applications.

Can I Get a Mortgage If I’m a Contractor, Agency Worker, or Have Variable Income?

This is the real world, and not everyone works a traditional Monday-Friday job. Many NHS staff, teachers, contractors, agency workers, carers and those in the construction industry receive income that varies from month to month.

If you come under this category, don’t despair. Whilst your circumstances can make mortgage applications slightly more complex, many lenders have specific ways of assessing variable income.

Depending on your individual circumstances, lenders may consider:

• Average earnings
• Contract rates
• Length of employment
• Previous contracts
• Overtime
• Shift allowances
• Regular bonuses

Many lenders approach variable income differently. Therefore, using an Independent Mortgage Broker provides access to a broad range of mortgage providers, which may be particularly beneficial to you.

Can I Get a Mortgage If I’m Returning to Work After Maternity Leave?

If you come under this category, first and foremost, congratulations on your new arrival! Your life is already busy, without you having to worry about your mortgage.

Some buyers in these circumstances often delay speaking to an advisor because they assume lenders won’t consider them until they’ve been back at work for at least several months. However, this may not be the case. Some lenders may be willing to assess applications where there’s evidence of a planned return to work.

They usually want to understand:

• Your expected return date
• Your contracted hours
• Your anticipated income
• Whether your working pattern will change

Many lenders often have different requirements. Consequently, it’s worth discussing your circumstances before assuming you need to postpone your homeownership plans.

Can I get a Mortgage If I Have More Than One Income?

The world has changed. Modern life looks very different, even compared to just twenty years ago. It’s increasingly common now for people to have several income streams.

These might include:

• Overtime
• Commission
• Bonuses
• A second job
• Rental income
• Self-employed work alongside employed work

Great, you might be thinking, what’s the problem?

Some lenders will include all of these income sources, while others may use only part of them when calculating your affordability. As Independent Mortgage Brokers, we can help you understand which lenders are likely to consider your full financial picture, which may make a significant difference in your mortgage application process.

Can I get a Mortgage If I’m Buying My First Home Later in Life?

Let’s get this straight: there is no “perfect” age to become a first-time buyer. Whether you are buying in your twenties, forties, or beyond, lenders will assess affordability based on their own criteria. If you are an older first-time buyer, you may be concerned that you’ve missed your opportunity, but this isn’t necessarily the case.

Lenders may consider factors like:

• Your income
• Your deposit
• The mortgage term
• Your anticipated retirement plans

Professional advice can help you understand what options may be available based on your own circumstances.

Can I Get a Mortgage If I Work Part-Time?

Working part-time doesn’t automatically prevent you from getting a mortgage, although many people worry that it will.

Whether you’ve chosen to reduce your hours to achieve a better work-life balance, are caring for family members, studying alongside work, or simply prefer part-time employment, lenders are generally more interested in the affordability of the mortgage rather than the number of hours you work.

When assessing an application, a lender will usually look at your regular income, your outgoings, any other financial commitments, and whether the mortgage is affordable based on your individual circumstances.

If your hours have recently changed, or you’re planning to increase or reduce them in the near future, it’s worth mentioning this during your mortgage appointment. Providing a clear picture of your personal circumstances can help your advisor identify lenders whose criteria may be more suitable for you.

Why Every Mortgage Application Is Different

There are no mortgage applications where one-size-fits-all. They are not simply a test you pass or fail.

Each lender sets its own lending criteria and regularly reviews them. That’s why someone declined by one lender may find another lender willing to consider their application. Equally, what worked for your friend, colleague, or family member may not be appropriate for your own circumstances.

Mortgage advice is about understanding the whole picture rather than relying on assumptions.

Don’t Rule Yourself Out Of A Before You’ve Asked

We hope this guide has made you realise that one of the biggest obstacles to homeownership isn’t always affordability. Sometimes it is just down to confidence.

Over the many years we have worked in the industry, we have met countless clients who delayed speaking to a mortgage advisor because they assumed the answer would be “no”.

Let us assure you that, in reality, the first conversation you have with us is simply about understanding your circumstances.

We can explain:

• What information you’ll need
• How lenders may assess your application
• The types of mortgage products that could be suitable
• Any areas that might benefit from improvement before applying

The knowledge we supply you at our first meeting allows you to move forward with greater confidence and realistic expectations. Everyone is unique, and every application, should you make one, is based on your individual circumstances.

Trusted Information Matters

Mortgage rules and lending criteria change over time. Consequently, it is important to rely on trusted information from experts, rather than social media myths or outdated advice.

The UK’s Financial Conduct Authority (FCA) encourages consumers to seek clear information before making financial decisions. Likewise, organisations such as UK Finance regularly publish information about the UK mortgage market and responsible lending practices.

Use reliable sources, like these, alongside personalised mortgage advice. It can help you make informed decisions that are right for your circumstances.

How HMS Wales Can Help You

Searching online for “Can I get a mortgage if…” will provide you with general guidance, like this blog, but it can’t assess your individual circumstances.

At HMS, our experienced, friendly advisors take time to understand your personal situation before exploring the mortgage options that may be available to you. As Independent Mortgage Advisors in South Wales, we work with a wide range of lenders, allowing us to consider products from across the market that may be suitable for your needs.

Every mortgage journey is unique, and the best place to start is with a conversation. So, instead of typing “Can I get a mortgage if…” into your search engine, why not pick up the phone and call us (07899737405), or send us an email (nathan@hms.wales)? Ask us, “Can I get a mortgage if…” and we’ll arrange a free meeting to discuss your individual circumstances and help you understand your options. We provide clear, straightforward advice without the jargon or pressure.

Your home may be repossessed if you do not keep up repayments on your mortgage.