Getting a Mortgage as a UK Content Creator (Practical Guide)

Mortgage lenders assess risk. An employed person with a salary has predictable, verifiable income backed by an employer. A content creator has variable income from multiple sources, some in foreign currencies, with no employer to vouch for them.

Most UK mortgage lenders require self-employed applicants to provide 2-3 years of accounts or Self Assessment tax returns. This is the biggest hurdle for creators — if you've only been self-employed for 1 year, most mainstream lenders won't consider you.

Lenders also calculate your income differently. For sole traders, they typically use your average net profit over 2-3 years. For Ltd company directors, they look at salary plus dividends (not company profit). This means the tax-efficient strategy of paying yourself a low salary and retaining profits in your company can actually work against you when applying for a mortgage.

The variability of creator income also raises questions. If you earned £20,000 in year one and £50,000 in year two, some lenders use the average (£35,000), some use the lower figure (£20,000 — conservative lending), and some use the higher figure (£50,000 — aggressive lending). The lender's approach significantly affects how much you can borrow.

None of this is insurmountable. It just requires more preparation than walking into a bank with a salary payslip.

Start preparing at least 12-18 months before you plan to apply.

Documentation you'll need:
- 2-3 years of Self Assessment tax returns (SA302 forms, available from your HMRC online account)
- 2-3 years of tax year overviews (also from HMRC online)
- If Ltd company: 2-3 years of company accounts
- 3-6 months of business and personal bank statements
- Proof of ID and address
- Details of all income sources

Maximise your declared income: This is crucial. If you under-declare expenses to show higher profit, your mortgage borrowing capacity increases, but your tax bill also increases. The optimal balance depends on your priorities — if a mortgage application is imminent, it may be worth claiming fewer expenses for a year to boost your declared income.

Keep your tax affairs clean: Any outstanding tax debts, late filings, or HMRC disputes will show up and concern lenders. Ensure everything is up to date.

Build a strong credit profile: Register on the electoral roll, clear any outstanding debts, avoid new credit applications in the 6 months before applying, and ensure no adverse marks on your credit file. Use ClearScore, Experian, or Credit Karma to check your score.

Save a substantial deposit: A larger deposit (15-25%) gives you access to better rates and more lenders willing to work with self-employed applicants. At 10% deposit, options are more limited.

Consider staying sole trader until after your mortgage. If you're planning to incorporate but also planning to buy, apply as a sole trader first. Your net profit as a sole trader directly translates to assessable income. As a Ltd company director, only your salary and dividends count, which may be lower.

Not all lenders treat self-employed income equally. This is where a specialist mortgage broker becomes invaluable.

Lenders more favourable to self-employed applicants:
- Kensington Mortgages: Specialist in complex income. Accepts 1 year of accounts in some cases.
- Halifax/BOS: Reasonable approach to self-employed income, uses average of 2 years.
- Nationwide: Accepts 2 years of accounts, uses average or latest year (whichever is higher).
- Metro Bank: Flexible approach, considers future income projections.
- Specialist building societies: Often more flexible than high street banks.

Lenders to approach with caution:
- Some high street banks have rigid criteria that don't accommodate variable creator income well. Their automated systems may reject applications that a human underwriter would approve.

Why you need a mortgage broker:
A whole-of-market mortgage broker who specialises in self-employed mortgages is arguably essential for content creators. They know which lenders will view your income favourably, can present your application in the best light, and have relationships with underwriters who understand non-traditional income.

Broker costs: many work on commission from the lender (free to you). Some charge £500-£1,000 for complex cases. The fee is worth it when it means the difference between approval and rejection.

What if you've been creating for less than 2 years?
Options are limited but not zero. Some specialist lenders accept 1 year of accounts. If you were previously employed, some lenders consider your employment history alongside a shorter self-employment track record. A larger deposit (20%+) also opens doors with specialist lenders.