Intermediaries

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Packaging requirements

When you submit a full mortgage application, we'll ask you to upload relevant supporting documentation.

Please note that if all documents are not received within 30 days the application will be cancelled.

In addition to providing the correct documentation, please ensure:

  1. The details on the documentation/evidence provided match the details submitted on the application.
  2. The applicant(s) name and address are the same on all the documentation provided.
  3. Accurate email addresses and phone numbers are included within the application for the applicant(s).

All customers

  • Appropriate documentation to verify the customers stated income
  • Bank statements are no longer needed to verify credit commitments, and will be requested by exception only

95% Mortgage Guarantee Scheme

Our 95% mortgages are backed by the Government's Mortgage Guarantee scheme.

Eligibility

  • Do they need to borrow £500,000 or less?
  • Do they have a minimum of 5% deposit?
  • Upon completion of their purchase, will this be the only property they own and will it be their main residence?
  • Can they confirm that the property is not a New Build*, a Flat, or part of a Shared Ownership Equity Scheme?

*A new build property is defined as: a building that has been built in the last 24 months, which includes property bought directly from a builder or developer, a property that has yet to be occupied for the first time or a property that’s currently unoccupied, for example following a renovation or conversion. Not available for Buy to Let.

95% LTV mortgage application

1. Please add a note in the free format box prior to submitting your customer's application, as follows:

[Insert applicant name(s)] have confirmed that they will not, upon completion of this mortgage application, hold any interest in any property, other than the subject property of this application.

Please note, if this is not included, there may be a delay in getting your customer's application to offers

2. If your customer wants to add the fee(s) to the Loan, the total of the Loan plus the fee must be 95% LTV or less.

3. The LTI is capped at x4.49 for 95% mortgage applications.

Buy to let

Income from employment

Income from self-employment

  • For self-employed applications pleased provide the Latest years finalised accounts or Latest years Tax Calculation* and corresponding Tax Year Overview

*Tax Calculation can be an online print out from HMRC website, an SA302 or the computation produced by the customer’s accountant using commercial software and submitted to HMRC.

No further income verification / validation is required for self-employed applicants beyond the above.

  • For income in a foreign currency other than GBP, the amount should be converted using an appropriate currency conversion tool and input the gross income in GBP into the application.

Documentation

  • Latest months bank statement dated within 35 days of the application. This will verify existing Buy to let rental income and support the identification of Professional/Portfolio Landlords.
  • For customers who have their current property in either Northern Ireland or Scotland, we require a mortgage statement to evidence their owner occupier status.

Employed customers

  • For all customers, we require the latest months payslip dated within the last 35 days. For any variations to the frequency of pay, please refer to the Evidential Documents Matrix.
  • Documentation is required for bonus, overtime, commission and shift allowance in line with the Evidential Documents Matrix.
  • For customers on or about to take maternity leave, we ask for details including whether their income is affected by reduced hours - if it is, please provide an employer's letter.
  • Evidence of any other income the customer wants us to take into account such as pensions, benefits, investments or rental income.

Foreign national customers

Foreign Nationals resident in the UK

EU Settlement Scheme

Customers will be required to provide evidence of their status under the Settlement Scheme to support their mortgage application. This can be obtained from the GOV.UK website.

The EU settlement scheme provides two statuses:

  • Settled – this allows a permanent stay in the UK
  • Pre-settled – this allows a stay in the UK for 5 years before a new application is required

For customers with Settled status, Indefinite Leave to Remain, Indefinite Leave to Enter or Right of Abode, we will process applications subject to our standard residential lending criteria.

For customers with Pre-settled status, or without Indefinite Leave to Remain, Indefinite Leave to Enter or Right of Abode, we will process applications if they meet our foreign national criteria as detailed below:

  • The customer must evidence that they have lived and worked in the UK for a minimum of 12 months at point of application:
    • For EU/EEA/Swiss customers this can be evidenced by tenancy agreement or voters roll and evidence of 12 months employment
    • For all other countries this can be evidenced by current valid passport with visa stamp or work visa showing date of entry into the UK and evidence of 12 months employment
  • The customer must have a work permit / visa with at least 12 months left to run until expiry at point of application
  • Maximum LTV of 75% for mortgage borrowing and additional lending.
    • If you intend to capitalise a booking fee then the loan amount plus the added fee must remain within the LTV restrictions stated above.
    • The above maximum LTV also only applies where the total loan size is not exceeded.
    • Please refer to the Loan section for further information on LTV limits.
  • Additional lending cannot be used for debt consolidation
  • Deposit is funded from the customer's own resources. Gifts and builder's cash backs are not acceptable, unless they are in addition to the 25% deposit provided from the applicants own resources
  • Foreign nationals without indefinite leave in the UK or no right of abode entitlement not meeting the above criteria are subject to the same criteria as Non-UK residents, as set out below

Non-UK Residents

For overseas customers looking to purchase a property in the UK please see the overseas customers section.

Proof of address

When you submit an application, we'll ask for one of the following documents (a separate document will be required to verify proof of identification).

Please note we require postal documents delivered to the applicant’s address.

  • Current UK photocard Driving Licence – Full or Provisional (a provisional photocard driving licence can only be used for Address Verification if there is a satisfactory other document for ID. A Full UK photocard Driving Licence can be used for both ID and Address Verification – however the address on the Driving Licence must match the applicants current address
  • Rest of the World Driving Licence – includes Jersey Guernsey and Isle of Man. This must be a Full Licence showing the customers address, a Provisional Licence is not accepted
  • Council Tax bills. Must be from the current billing year (usually 1 April – 31 March) and dated within the last 13 months, or the next billing year and dated within the last 4 months. They must contain the issuing council name and the applicants name and address
  • Mortgage Statements. Must be dated within the last 12 months and on official headed paper. They must also include the issuing company’s name, the applicants name and current address. Online statements are not acceptable. Mortgage statements from First Direct and M&S are acceptable
  • Credit Card Statements. Must be dated within the last 4 months. Online statements are only acceptable when issued within the UK and accompanied by a Passport, UK photocard Driving Licence or National Identity Card (EEA and Swiss Nationals only). Bills from Private Bank, John Lewis Partnership Card, M&S and First Direct are acceptable. Online statements issued outside the UK are not acceptable. Statements issued outside of the UK must be from a credit or financial institution in the UK or a country with equivalent legislation and financial standards
  • Bank, Building Society and Credit Union Statements. Must be dated within the last 4 months. Online statements are only acceptable when issued within the UK and accompanied by a Passport, UK photocard Driving Licence or National Identity Card (EEA and Swiss Nationals only). Online statements issued outside the UK are not acceptable
  • Insurance/Investment Documents. Must be dated within the last 4 months and indicate that a customer/financial relationship exists. We do not accept Online statements, John Lewis Partnership, Marks & Spencer, First Direct or HSBC documents. Home, Motor and Travel Insurance documents are also not acceptable
  • Solicitor's letter confirming a house purchase or land registry confirmation. Must be dated within the last 4 months, be on official headed paper and contain the applicants name and address. This must be for a previous house purchase, not the property on the new application.
  • Letter from a university, college or known language school (accredited by the UK Border Agency) – only for students on a qualifying course. Must be dated within the last 4 months, on official headed paper, confirm the applicants name and address, be addressed to the applicant, the bank or to Whom It May Concern, confirm that the customer is enrolled or accepted onto a course at the institution, and include a contact name, address and telephone number or email address (of the person writing the letter so they can be contacted if necessary)
  • National ID card – only acceptable only acceptable for ID cards for EEA and Swiss Nationals. Front and back of card must be copied, and must include applicant’s full first name and surname, applicant’s photograph, applicant’s date of birth, applicant’s current residential address, the place and country of issue and date of issue
  • Tenancy agreement, Rent card or Rent book. Must be from a Local Council or reputable letting agency in the UK (documents from a private landlord are not acceptable) and include the applicants name, the applicants current address and the name of council/letting agency. The card/book must not have expired. In addition, Tenancy Agreements must be on headed paper or include a covering letter on headed paper with contact details, include Period of Tenancy and be dated in the last 12 months

For more information about the types of documents we accept, see Verifying a customer's address (EN.PDF 1.7MB).

*To find out if a particular country has equivalent legislation and financial standards, please call the helpdesk

Proof of identity

When you submit an application online, we automatically run an electronic identity check. If the customer's identity cannot be verified electronically, we'll accept a valid full UK photo card driving licence, this can be used to both identify themselves and verify their address.

If a customer does not have a valid full UK photo card driving licence, we'll ask for one of the following documents. A separate document will be required to verify proof of address.

Non-certified scanned documents for identification are accepted for business submitted through our broker platform.

Our preferred forms of identification are:

  • Signed Passport
  • UK Driving Licence (Photo Card)
  • National Identity Card (EEA and Swiss Nationals only)

If the applicant doesn't have any of the above documents, we can accept one of the following:

  • Benefits Agency Letter
  • Certificate of Travel (Black)
  • Foreign and Commonwealth Office letter (foreign diplomatic staff only)
  • HMRC Tax Notification (PAYE coding notice, HMRC Notification of Working Family Tax Credit, HMRC Notification of Children's Tax Credit, HMRC Notification of Disabled Persons Tax Credit or HMRC Tax Calculation)
  • Northern Ireland Voter's Card
  • Armed forces Identity card
  • Group Identification form

For more information about the types of documents we accept, see Verifying a customer's identity (EN.PDF 1.1MB).

Self-employed customers

For more information, please refer to the Residential lending criteria section.

There are two options for supplying business bank statement data to us:

  • For HSBC business account customers, we can rely on internal transaction data, as an alternative to obtaining actual bank statements.
  • When uploading statements manually it is recommended you use PDF format. Screen shots from an online account will be accepted as a last resort and can be uploaded in PDF, JPEG or PNG format.
Criteria Evidential Documents Required
Sole trader

We will consider the average net profit over the last 2 years. However, if the latest year is lower than the average, that figure will be used
  • Last two years’ tax calculations (SA302) and corresponding tax year overviews
  • The latest three months’ worth of business bank statements, including the monthly summary sheet detailing the total credits and debits (or personal account statements if used for business purposes) of which the latest statement must be dated within 35 days of the application.
Plus, one of the following 2 options: OR
  • Last two years’ SA100 (which must include the SA103 supplement)
Partnerships

We will consider the average of the applicant's share of the net profit over the last 2 years. However, if the latest year is lower than the average, that figure will be used.
  • Last two years’ tax calculations (SA302) and corresponding tax year overviews
  • The latest three months’ worth of business bank statements, including the monthly summary sheet detailing the total credits and debits (or personal account statements if used for business purposes) of which the latest statement must be dated within 35 days of the application
Plus, one of the following 2 options: OR
  • Last two years’ SA100 (which must include the SA104 supplements)
  • Last two years’ SA800s
Limited Liability Partnerships (LLP’s) with less than 200 partners

We will consider the average of the applicant's share of the net profit over the last 2 years. However, if the latest year is lower than the average, that figure will be used.
  • Last two years’ tax calculations (SA302) and corresponding tax year overviews
  • The latest three months’ worth of business bank statements, including the monthly summary sheet detailing the total credits and debits (or personal account statements if used for business purposes) of which the latest statement must be dated within 35 days of the application
Plus, one of the following 3 options: OR
  • Last two years’ SA100 (which must include the SA104 supplements)
  • Last two years’ SA800s
OR
  • A letter from the Finance Director confirming the customer’s share of the business, the businesses last two years’ turnover, net profit and if any government support has been received
Limited Liability Partnerships (LLP’s) with 200 or more partners

We will consider the average of the applicant's share of the net profit over the last 2 years. However, if the latest year is lower than the average, that figure will be used.
  • Letter issued by either the company Finance Director or Accountant dated in the last three months, detailing the customer’s earnings over the last two years
Limited Companies

We will consider the applicant's share of net profit after corporation tax averaged over the last 2 years, along with their salary (often referred to as director's remuneration or emoluments) averaged over the last 2 years. If the latest year is lower than the average, that figure will be used.
  • Last two years’ finalised financial accounts, the latest of which must be dated within the last 18 months
  • The latest three months’ worth of business bank statements, including the monthly summary sheet detailing the total credits and debits (or personal account statements if used for business purposes) of which the latest statement must be dated within 35 days of the application
  • If there are multiple directors within the business, and the financial accounts do not confirm the distribution of salary to each director, then evidence will be required from either the latest two year’s P60 or latest two year’s Tax Calculation and corresponding Tax Year Overview.

As part of our Underwriting checks, we will validate the information provided by undertaking a check on Companies House. As such there is no longer a requirement for all accounts to be signed.

Please note, a Companies House search will not be available for International customers who provide financial accounts for a Limited Company based overseas, therefore the finalised financial accounts must be signed by an accountant to meet our self-employed policy.

Company Director with less than 25% shareholding
  • Will be classed as employed, applying employed policy for assessing and evidencing income (i.e. basic income requirements).

Applications that meet affordability on employed income should not have net profit details included in the assessment.

Please note: where the application fails affordability based on employed income alone, the application can be progressed using both employed income and net profit. Where net profit is required for affordability, the application must be evidenced in line with the self-employed income policy requirements.

Company director with 25% or more shareholding
  • Will be classed as self-employed applying self-employed policy for assessing and evidencing income.

If there are multiple directors within the business, and the financial accounts do not confirm the distribution of salary to each director, then evidence will be required from either;

  • The last two years P60's
OR
  • Last two years’ tax calculations (SA302) and corresponding tax year overviews
Customers trading for less than two years or do not have the first two years trading accounts

For new business entities (i.e. trading for less than two years), we will consider applications for all customers based upon a minimum of:

  • One year’s finalised financial accounts or HMRC documentation (Tax Calculation/SA302 and corresponding Tax Year Overview)
AND
  • Latest three months’ worth of business bank statements

Plus, for Sole Traders, Partnerships and LLPs with less than 200 partners:

  • A completed Accountants letter. If the customer is unable to provide the completed Accountants Letter, they must provide the following documents:
    • Sole traders – Latest year’s SA100 (which must include the SA103S/F supplement)
    • Partnership - Latest year's SA100 (which must include the SA104S/F supplements) and the latest year's SA800s
    • LLP with less than 200 partners - Latest year's SA100 (which must include the SA104S/F supplements) and the latest year's SA800s; OR a letter from the Finance Director confirming the customer’s share of the business, the businesses last two years’ turnover, net profit and if any government support has been received

The primary concern with new businesses will be gauging the ability of the applicant to meet the regular monthly payments as they fall due.

Applications will be assessed on an individual basis and careful consideration should be given to:

  • the applicant's employment record prior to becoming self-employed;
  • the applicant's future work prospects, should the business venture fail
Customers trading for less than two years or do not have the first two years trading accounts - LLPs with 200 or more partners
  • A letter issued by either the company finance director or accountant (the letter must detail the customer’s earnings over the last year and be dated within the last three months)
For customers where there is a change in the business entity of an existing business within the last two years

Where an existing business continues trading but as a different business entity and does not have two years financial accounts/HMRC documentation as the new business entity.
The new business entity must be a continuation of the old business i.e. the only change is the trading name. For an entirely new business or where the ownership of an existing business changes the “Customers trading for less than two years” policy must be followed
Sole trader/Partnership converting to a Limited Company
  • Where the first year’s finalised financial accounts HAVE NOT been provided:
    • Last two years Tax Calculation (SA302) and corresponding Tax Year Overviews
Plus
  • A completed Accountants letter. If the customer is unable to provide the completed Accountants Letter, they must provide the following documents:
    • Sole traders – Last two year’s SA100 (which must include the SA103S/F supplement)
    • Partnership - Last two year's SA100 (which must include the SA104S/F supplements) and the last two year's SA800s
  • Where the first year’s finalised financial accounts HAVE been provided:
    • Latest year’s finalised financial accounts which must be dated within the last 18 months.
    • Previous year’s Tax Calculation (SA302) and corresponding Tax Year Overview
Plus
  • A completed Accountants letter. If the customer is unable to provide the completed Accountants Letter, they must provide the following documents:
    • Sole traders – Previous year’s SA100 (which must include the SA103S/F supplement)
    • Partnership – Previous year's SA100 (which must include the SA104S/F supplements) and the latest year's SA800s
Limited Company converting to a Sole Trader/Partnership
  • Where the first year’s HMRC documents HAVE NOT been provided:
    • Last two years finalised financial accounts, the latest of which must be dated within the last 18 months.
  • Where the first year’s HMRC documents HAVE been provided:
    • Previous year’s finalised financial accounts which must be dated within the last 18 months.
    • Latest year’s Tax Calculation (SA302) and corresponding Tax Year Overview
Plus
  • A completed Accountants letter. If the customer is unable to provide the completed Accountants Letter, they must provide the following documents:
    • Sole traders – Latest year’s SA100 (which must include the SA103S/F supplement)
    • Partnership - Latest year's SA100 (which must include the SA104S/F supplements) and the latest year's SA800s

In all scenarios, we require the following;

  • Latest three months’ business bank statements or personal account statements if used for business purposes (the most recent statement must be dated within the last 35 days and should show the monthly summary)
  • If there are multiple directors within the business, and the financial accounts do not confirm the distribution of salary to each director, then evidence will be required from either the latest two year’s P60 or latest two year’s Tax Calculation and corresponding Tax Year Overview.

As part of our Underwriting checks, we will validate the information provided by undertaking a check on Companies House. As such there is no longer a requirement for all accounts to be signed.

Please note, a Companies House search will not be available for International customers who provide financial accounts for a Limited Company based overseas, therefore the finalised financial accounts must be signed by an accountant to meet our self-employed policy.

For customers changing from an employed position to a partner or director within the SAME business within the last two years - Sole Traders, Partnerships, LLPs with less than 200 partners and limited company directors
Where the employee has become a partner:

Where the first year’s HMRC documents for the partnership HAVE NOT been provided:

  • Last two year’s HMRC documents as an employee or the last two years P60’s as an employee or a combination of both

Plus, for Partnerships, one of the following two options:

  • Accountants letter;
OR
  • The latest two year's SA800 (Partnership Tax Return)

Plus, for LLPs with less than 200 partners, one of the following three options:

  • Accountants letter;
OR
  • The latest two year's SA800 (Partnership Tax Return);
OR
  • A letter from the Finance Director confirming the customer’s share of the business, the businesses last two years’ turnover, net profit and if any government support has been received

Where the first year’s HMRC documents for the partnership HAVE been provided:

  • Previous year’s HMRC documents or P60 as an employee
  • Latest year’s Tax Calculation (SA302) and corresponding Tax Year Overview

Plus, for Partnerships, one of the following two options:

  • Accountants letter providing details for the latest years trading;
OR
  • The latest year's SA100s (Tax Returns) with the SA104S/F supplements and latest year's SA800 (Partnership Tax Return)

Plus, for LLPs with less than 200 partners, one of the following three options:

  • Accountants letter providing details for the latest years trading;
OR
  • The latest year's SA100s (Tax Returns) with the SA104S/F supplements and latest year's SA800 (Partnership Tax Return);
OR
  • A letter from the Finance Director confirming the customer’s share of the business, the businesses last two years’ turnover, net profit and if any government support has been received
Where the employee has become a director:

Where the first year’s finalised financial accounts for the Limited Company HAVE NOT been provided:

  • Last two year’s HMRC documents as an employee or last two years P60’s as an employee or a combination of both of the above
  • The businesses last two year’s finalised financial accounts which must be dated within the last 18 months.

Where the first year’s finalised financial accounts for the Limited Company HAVE been provided:

  • Latest year’s finalised financial accounts
  • Previous year’s HMRC documents or P60 as an employee

Please note, a Companies House search must be completed in all instances when we use finalised financial accounts as part of the income assessment, irrespective of whether the financial accounts have been signed or not. These must match to confirm the accounts received are finalised.

In all scenarios, we require the following:

  • Latest three months’ business bank statements or personal account statements if used for business purposes (the most recent statement must be dated within the last 35 days and should show the monthly summary)
  • If there are multiple directors within the business, and the financial accounts do not confirm the distribution of salary to each director, then evidence will be required from either the latest two year’s P60 or latest two year’s Tax Calculation and corresponding Tax Year Overview.

As part of our Underwriting checks, we will validate the information provided by undertaking a check on Companies House. As such there is no longer a requirement for all accounts to be signed.

Please note, a Companies House search will not be available for International customers who provide financial accounts for a Limited Company based overseas, therefore the finalised financial accounts must be signed by an accountant to meet our self-employed policy.

For customers changing from an employed position to a partner within the same LLP in the last two years – LLP with 200 or more partners
  • Letter issued from either the company finance director or accountant confirming the income for the last two years (Please note income can be split between time as an employee and time as a partner and this should be detailed in the letter). The letter must be dated within the last three months

Where an individual changes employment status within the latest year:

  • Letter issued from either the company finance director or accountant confirming the new monthly drawings as a partner and the previous year’s employed earnings. The letter must be dated within the last 3 months.
  • A minimum of one month’s payment must be evidenced in the applicant’s personal bank account. (For HSBC/first direct personal account customers, we can rely on internal transaction data, as an alternative to obtaining actual bank statements).

Please note: the share of future profits cannot be included in the income calculation until they have been received.

For customers changing from an employed position to a partnership of a different LLP in the last two years and in the same line of work – LLP with 200 or more partners
  • Letter issued from either the company finance director or accountant confirming the income for the latest year. The letter must be dated within the last three months
  • The latest HMRC documentation or P60 from the previous employer.

Where an individual changes employment status within the first year:

  • Letter from the company finance director or accountant confirming the new monthly drawings (the letter must be dated within the last 3 months).
  • A minimum of one month’s payment must be evidenced in the applicant’s personal bank account. (For HSBC/first direct personal account customers, we can rely on internal transaction data, as an alternative to obtaining actual bank statements)

AND

  • The latest HMRC documentation or P60 from the previous employer.

Please note: the share of future profits cannot be included in the income calculation until they have been received.

Sub-Contractors (SC) including Construction Industry Scheme (CIS) Contractors and individuals working for an Umbrella Company
Contractors who will pay their own tax will be treated as Self-Employed

Sole Traders/Partnerships: Refer to the evidential documentation requirements for Sole Traders/Partnerships (including LLP with fewer than 200 partners)

Limited Companies: Refer to the evidential documentation requirements for Limited Companies
Foster Carers
Foster Carers Income will be treated as self-employed income as per HMRC guidance. We will consider the average income over the last two years, however if the latest year is lower than the average then the latest year’s figure will be used.
  • A letter from the foster agency confirming the total foster income received for each of the last two years as at the point of application

    In addition to the above we will also need to be advised of:
  • The number of foster children currently in the applicant’s care
  • If there are any known or foreseeable changes in the level of foster care income

This website is for the use of FCA authorised mortgage intermediaries only.

If you reproduce any information contained in this website, to be used with or advise clients, you must ensure it follows the FCA's advising and selling standards.