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HTG Mortgages

Sole Trader Mortgages

Last Updated: August 2026

Featured in The Telegraph • Daily Mail • The Times • Sky News

If you’re a sole trader, proving your income for a mortgage often looks different to an employed applicant’s application. We see sole traders more than any other type of self-employed client, and can help you find a lender that works with your accounts, even if you’ve only got one year’s worth.

One year of accounts accepted by some lenders, not always the standard two.

SA302s and tax year overviews used alongside or instead of full accounts.

Access to lenders comfortable with sole trader income that varies year to year.

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As featured in…

Harry Goodliffe, director and FCA-authorised mortgage advisor at HTG Mortgages, at his desk

Meet your Advisor

Harry Goodliffe

  • FCA Authorised
  • Director & Mortgage Advisor

“I‘m not about confusing jargon or passing you from person to person. From our first chat to the day you get the keys, you’ll deal directly with me. I‘ll keep you updated, answer any burning questions, and do everything I can to make the whole process as stress-free as possible.”

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The sole trader mortgage process

1

Step 1

First Chat

Get in touch for a straightforward chat about your trading history, your accounts and what you’re looking to borrow.

2

Step 2

Review

We review your income and accounts, including SA302s or tax year overviews where relevant, to build a clear picture of what you can borrow.

3

Step 3

Lender Match

We match you to lenders who suit your trading history, whether you’ve got one year of accounts or several.

4

Step 4

Application

We handle your application through to offer, liaising with the lender on your behalf and keeping you informed at every step.

About

Our approach.

Why choose HTG Mortgages?

Here’s what matters most when you’re applying for a mortgage as a sole trader:

We see sole traders every day

Sole traders are the self-employed client we see most often, so we know what different lenders actually want to see from your accounts.

One year's accounts can be enough

Some lenders will consider a single year of accounts if the numbers make sense, particularly with an accountant’s reference for a young or growing business.

SA302s and tax year overviews

These HMRC documents can support your application alongside, or sometimes instead of, your full accounts.

Straightforward, no-jargon advice

We explain clearly what a lender needs from you and why, so there are no surprises partway through your application.

Speak to an expert

Proving your income as a sole trader doesn’t have to be complicated. We see sole trader applications every week, so we know how to present your accounts, your SA302s and your trading history in the way lenders want to see them. Get in touch and we’ll talk you through what’s possible.

Get in touch

How HTG Mortgages Can Help

We work with lenders across the market who understand sole trader income, including those who’ll consider one year of accounts or work from HMRC evidence like an SA302 and tax year overview. We can help with:

  • Reviewing your accounts and income before you apply
  • Matching you to lenders who suit your trading history
  • Explaining what evidence you’ll need, including SA302s and tax year overviews
  • Supporting you through to mortgage offer

Who sole trader mortgages can help

This page is for you if:

  • You’re a sole trader with one or more years of accounts
  • Your income varies year to year and you’re not sure how a lender will view it
  • You’ve recently gone self-employed and want to know your options
  • You’ve been told no elsewhere and want a second opinion

If none of these quite describe your situation, get in touch anyway. Every sole trader’s circumstances are a little different, and it’s often easier to explain over a quick call than to guess from a list. If you later move from sole trader to a limited company, our limited company mortgages page covers how lenders assess that. We work with self-employed clients across Hampshire, including Winchester.

Why use HTG’s mortgage services?

Available 24/7, so we are always there to help when you need us

We are an independently owned, whole-of-market mortgage broker offering first-charge mortgages

We provide unrivalled customer service, ensuring that you get the care you deserve

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Let’s get your mortgage sorted

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Frequently Asked Questions

Have another question?

Most lenders like to see two years, but it isn’t a hard rule. Some will work from one year of accounts if the numbers stack up, particularly where you can also provide an accountant’s reference or a clear explanation for a young or growing business. We see sole traders more than any other type of self-employed client, so we know which lenders are genuinely flexible on this.

An SA302 is HMRC’s summary of the tax you’ve calculated and paid for a given tax year, and it’s often used alongside a tax year overview (HMRC’s confirmation that the figures match what you’ve actually paid) as evidence of your income. Lenders like both documents because they come straight from HMRC rather than from you or your accountant, which makes them harder to dispute. I’ve written a full walkthrough of what the document actually looks like at what does an SA302 look like.

It’s possible with the right lender, though it’s more restrictive than having two or three years behind you. Some lenders will consider one year of accounts if your income is stable or growing and, in some cases, if an accountant provides a reference confirming the figures and the outlook for the business.

This is common for sole traders, and lenders generally deal with it by averaging your income across the years of accounts they’re using, sometimes taking the lower of two years rather than the higher. A big jump or drop needs a sensible explanation, which is where a good accountant’s reference or a conversation with us before you apply can help.

Net profit, after allowable expenses, is what most lenders use as your income for affordability. This is worth knowing before you apply, since a sole trader who claims a lot of legitimate expenses to reduce their tax bill will also be reducing the income a lender sees, which can limit how much you can borrow.

Lenders will generally work from your most recently completed accounts, so this usually isn’t a problem. If your latest figures aren’t ready and you need to move quickly, talk to us first, since the right lender and the right supporting evidence, like an SA302 or an accountant’s reference, can vary depending on your timing.

Yes. As a sole trader your business income is your personal income, so lenders assess your net profit directly. A limited company director is usually assessed on a combination of salary and dividends, and some lenders will also look at retained profit left in the company. If you’re not sure which route describes you, we can talk it through.

This is one of the trickier situations, since most lenders want to see a track record of self-employed income before they’ll lend against it. Some lenders are more flexible than others about a recent change from employment to self-employment, particularly if you’re working in the same field, so it’s worth getting advice on your specific situation before you assume it isn’t possible.


Harry Goodliffe
Written by Harry Goodliffe
Director & Mortgage Adviser, HTG Mortgages  ·  FCA Authorised (1017945)
CeMAP Qualified  ·  Featured in National Press  ·  South England Prestige Awards 2026/27 winner

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