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SPECIALIST PROPERTY FINANCE
Mortgages with one year’s accounts
Mortgage options for eligible sole traders and company directors with a short trading history. Speak to an adviser who will assess your full circumstances, not just a headline number.
No obligation · Initial conversation does not affect your credit score
Written and reviewed by Smart Mortgages specialistsReviewed 21 August 2026 · FCA reference 912358
How we help with mortgages with one year’s accounts
Finding the right funding is about more than comparing rates. Property type, rental or trading income, experience, valuation and ownership structure can all change the outcome.
Compare suitable options
We assess lender criteria, overall cost and suitability, not only the initial rate.
Manage the application
Your adviser and case manager keep the lender, valuation and legal process moving.
A short trading history does not always mean waiting
Some lenders can consider eligible self-employed applicants after one full year of trading. Previous experience, the latest accounts, tax records, business performance and the strength of the wider application all matter.
One full trading year
Confirm that complete accounts and the relevant tax calculation or overview are available.
Industry experience
A strong history in the same profession can help explain the move into self-employment.
Business performance
Review turnover, profit, drawings and ongoing sustainability rather than a single headline figure.
Lender selection
Use lenders whose minimum trading history and income calculation fit the case.
Your Smart Mortgages contact
Aaron leads one-year accounts and complex company-director cases.
A short trading history does not always mean waiting FAQs
Can I get a mortgage with only one year’s accounts?
Potentially. A smaller group of lenders may consider one full year, subject to income, credit, deposit, business and property criteria.
Can projected income be used?
Projections may support the story, but lenders normally require evidenced historic income and apply their own calculation.
What will a company director need?
Common evidence includes company accounts, personal and business bank statements, salary or dividend records and HMRC documents. Requirements vary.
Specialist knowledge that can make the difference
Our team regularly works with one year's accounts, newly self-employed applicants and limited-company directors. If a lender or another broker has already said no, that does not always mean there is no route forward. We can review your circumstances and whether a different lender or structure may be appropriate.
Frequently asked questions
How much can I borrow?
It depends on the property, income or rent, deposit or equity, experience, credit profile and lender policy. We provide a case-specific assessment.
Does an initial conversation affect my credit score?
No. An initial discussion with our team does not involve a lender credit search.
Can you help throughout the UK?
Yes. Our branches cover Northern Ireland and Scotland, and we advise clients across the UK.