Doctor & Consultant Mortgages: Training Grades, Locum Income & NHS vs Private
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Specialist broker for high-earning professionals and complex income cases.
Who This Guide Helps
Foundation doctors, registrars, SAS doctors and consultants with any mix of NHS salary, banding, PAs, on-calls, bank/agency locums, and private practice income (including limited company or LLP).
How Lenders View Training Grades & Contracts
Recognised grades: FY1–FY2, CT/ST, Registrar, SAS, Consultant.
What counts: basic pay plus regular, sustainable allowances (e.g., banding, on-call).
Variability: variable pay is often averaged or weighted.
What to provide: latest contract, three payslips, P60, and any rota/banding evidence.
Tip: A signed future contract (start date and salary) can help if you’re mid-rotation or moving to consultant level.
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Locum, Bank & Agency Income (Including Junior Doctors)
Evidence standard: expect 12 months of locum history. Some lenders will use the lower of YTD on your latest payslip or P60 to smooth spikes.
Day-rate contractors: a common approach is day rate × 5 × 46 weeks; gaps may be pro-rated.
Junior doctor flexibility: a few lenders may accept shorter histories for junior doctors.
Pack to bring: current/next contract(s), locum invoices or payslips, and 1–3 months’ bank statements showing credits.
NHS PAYE Versus Private Practice (Ltd/LLP)
NHS PAYE: typically 100% of basic salary plus a prudent portion of regular extras.
Private practice: assessed as self-employed.
Limited company: salary + dividends (supported by accounts/SA302s).
LLP/partnership: share of net profit.
Track record: two years is common; some lenders may use the latest year if the trend is clearly improving.
Make it easy: clean, timely accounts and an accountant’s letter reduce back-and-forth.
How We’ve Helped Clients Like You
These clients faced similar challenges - here’s how we helped them secure the right deal.
How Much Can Doctors Borrow?
Start with affordability, not a multiple.
Professional ranges: some lenders may offer up to ~5.5× income for eligible profiles, subject to LTV caps and expenditure.
When to consider private banks: larger loans, multiple income streams, interest-only or bespoke structuring.
Foreign Currency & Overseas Income
If any income is paid in foreign currency, many lenders discount it before affordability. Accepted currencies and the size of the discount vary. Keep the core case affordable on sterling income where possible, and treat overseas income as supportive.
International Medical Graduates & Visa Holders
UK-resident foreign nationals are considered subject to status (settled/pre-settled or acceptable work visa), UK residency length, and a clear documentation trail.
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Get in touch for a fee free, no-obligation chat about how we might be able to help you.
Documents Checklist For Doctors
Passport/visa and recent UK address history
Employment contract(s), 3 payslips, P60
Locum: 12-month contract trail, invoices/payslips, matching bank statements
Private practice: 2 years’ accounts and SA302s, accountant letter
Any foreign currency income: proof of currency, source and credits
Typical Hurdles — And Practical Fixes
Short rotations or contract gaps: use a signed future contract and explain gaps briefly.
Spiky locum income: lean on YTD vs P60 or a day-rate method to stabilise the figure.
Multiple income streams: map each stream to the right evidence; choose lenders that credit regular variable pay.
Large loans/complex cases: consider professional ranges or a private bank for bespoke terms.
How Kite Mortgages Helps Medics
Whole‑of‑market access for first charge mortgages across high street, specialist and private banks
Profession‑aware structuring for paye, locum income and private practice
Tight packaging of documents to minimise queries and keep large‑loan underwriting moving
Request your fee free mortgage consultation today. No obligation, just sound advice.
FAQs
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Yes. NHS PAYE with probation is typically acceptable. Some lenders are flexible on contract length for junior doctors.
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Usually with 12 months’ evidence. Affordability may be based on YTD/P60 or a day-rate formula, with allowances for sensible gaps.
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Sometimes. Enhanced multiples are selective and always affordability-led.
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No. It’s assessed as self-employed. Clear accounts and SA302s are key.
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Many lenders accept it but discount the amount. Policies differ by currency.
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