Mortgage Lender That Excludes Van Loan: How to Get Approved in the UK

If you are a landlord, property investor, or self-employed tradesperson with a van loan, you might worry that it could prevent you from getting a mortgage. The good news is that there are mortgage lenders that exclude van loans from affordability calculations, but finding them often requires guidance from a specialist mortgage broker.

In this article, I will explain how van finance can affect your mortgage application, what documents lenders usually require, and how to present your case effectively to improve your chances of securing a mortgage offer.

Your home or property may be repossessed if you do not keep up repayments on your mortgage or any other loan secured against it. Article is updated as of Oct 10, 2025

Why a Van Loan Can Affect Your Mortgage Application

When you apply for a mortgage, lenders carefully examine your credit commitments to calculate affordability. This includes any existing personal loans, vehicle finance, payday loansPayday Loans are a type of short-term, high-cost borrowing t..., or debt management plans.

Most lenders will check your credit history  through credit reference agencies and will review bank statementsA record of a borrower's financial transactions often requir..., utility bills, and your UK address history to verify identity and financial stability. They also consider your credit score, income multiples, and monthly outgoings to ensure that the loan amount and loan term are affordable for your situation.

If your van finance appears as a personal outgoing, it may reduce the loan-to-value (LTV) ratio you qualify for or affect the interest rate offered. However, if your van is used for business purposes and payments are made through your company accounts, some lenders may treat the arrangement differently.

Finding a Mortgage Lender That Excludes Van Loan from Affordability Checks

The phrase “mortgage lender that excludes van loan” refers to lenders who may ignore van finance when assessing affordability.

They will usually consider:

• Whether the van loan is listed as a business expense in your Self Assessment or Tax Calculation.
• If your Tax Year Overviews and Unique Tax Reference (UTR) confirm that payments come from your business rather than your personal account.
• How your accountant presents your finances, or in development cases, how a structural engineer supports the project value.

These lenders are often specialist or intermediary-only institutions that work closely with brokers such our team. An online affordability calculator can give you an indication of borrowing power, but real-world approval will depend on each lender’s lending criteria.

How Mortgage Brokers Help Investors and Self-Employed Borrowers

A mortgage broker can compare interest-only, capital-repayment, or second-charge products across a wide range of lenders, ensuring that any affordability issue is addressed correctly.

We will:

• Review your net profit, employed income, and rental income to strengthen your application.
• Prepare all necessary paperwork, including proof of addressEvidence of a borrower's current address, such as a utility ..., identification, bank statements, and benefit award letters if applicable.
• Assist you in obtaining an Agreement in Principle or mortgage agreement before you make an offer.
• Liaise with surveyors, conveyancers such as Optima Legal or O’Neill Patient Solicitors, and ensure that the Certificate of Title and Mortgage Protection Clause are properly managed.

This level of professional support is particularly valuable for buy-to-let, limited company, or Right to Buy borrowers who have multiple financial commitments.

Mortgage Options for Landlords and Property Investors with Van Finance

If you are investing in leasehold properties, new builds, or refurbished properties, lenders may assess affordability differently. Some will include ground rent, service charges, or section 106 obligations when calculating affordability.

Common mortgage routes include:

• Buy-to-Let Mortgages – These can be flexible for landlords with strong rental income.
• Interest-Only Mortgages – These can help improve cash flow for professional investors.
• Shared Ownership or Shared Equity schemes – Useful for portfolio expansion with manageable outgoings.
• Concessionary Purchase and Affordable Housing schemes – Helpful for family transactions or discounted purchases.
• Forces Help to Buy – Available to serving members of the armed forces, including those with BFPO addresses.

Lenders will still perform affordability checks, but if your van finance is a genuine business cost, some may be prepared to exclude it with appropriate evidence.

Industry Experience: When Lenders May Exclude Van Finance

Within professional broker networks, there have been reports that some lenders may choose to disregard van finance where the applicant can demonstrate that the business covers the expense.

Examples shared within the industry include:

• Accord Mortgages and Coventry Building Society, which have reportedly accepted accountant’s letters confirming that payments are treated as company expenses.
• Pepper Money, which has allegedly approved cases where accounts clearly recorded van finance as a business cost.
• Halifax and TSB, which have also been mentioned as having accepted this approach when full documentation was provided.

Please note that these examples are not official policy statements, and each lender will make its own decision based on submitted evidence. Providing clear proof from your accountant can improve the chances of the van loan being disregarded during affordability assessment.

Documents Required for Your Mortgage Application

Most lenders will require the following documents when reviewing a mortgage application:

• Bank statements (usually three months)
• Tax Calculations and Tax Year Overviews
• Self Assessment summaries or limited company accounts
• Proof of rental income (tenancy agreements or letting statements)
• EPC Certificate for buy-to-let properties
• Valuation report or building survey from a Royal Institution of Chartered Surveyors (RICS) member
• Land Registry title documents
• Proof of Indefinite Leave to Remain or EU Settlement Scheme status, if applicable
• Proof of address such as electoral register entry or utility bill

In more complex cases, such as modern methods of construction (MMC) or building plot purchases, lenders may request additional evidence like  BBA/BRE Certificates , Build Offsite Assurance Scheme documents, or reports from the Property Care Association.

Tips to Improve Your Chances of Mortgage Approval

1. Check your credit score and history and correct any inaccuracies before applying.
2. Reduce unsecured debt to strengthen affordability calculations.
3. Provide complete documentation including Tax Calculations, accounts, and proof of income.
4. Avoid taking new credit such as car finance or payday loans during the process.
5. Maintain stable income whether through employment or self-employed net profit.
6. Engage a broker early to identify potential affordability or property-related issues.
7. Keep property documentation updated, including EPC Certificates, Land Registry entries, and proof of address.

If you already have an unencumbered mortgage, you may consider a further advance or finance for home improvements. A broker can review latest further-advance rates and ensure compliance with Bank of England affordability and stress-testing rules.

Frequently Asked Questions

Can I get a mortgage if I have a van loan?

Yes. Many landlords and self-employed applicants with van loans have successfully obtained mortgages, particularly where the van is a business asset and affordability is well supported.

Which lenders ignore van loans in the UK?

Some specialist or intermediary-only lenders may choose to exclude van loans from affordability calculations, depending on the evidence provided. Each lender has its own criteria.

Does van finance count as debt for mortgage purposes?

In most cases it does, but if your accountant confirms it as a business expense, certain lenders may disregard it.

Should I settle my van loan before applying for a mortgage?

Not necessarily. If the finance is affordable and classed as a business cost, lenders may still approve your application without settlement.

Speak to a Specialist Mortgage Broker

If you are searching for a mortgage lender that excludes van loan, speaking to an expert is the most effective way to find the right lender for your circumstances.

At Needingadvice.co.uk Ltd, we help clients across the United Kingdom, including shared ownershipA scheme where a borrower purchases a share of a property an... schemes, Right to BuyThe right of council tenants to purchase their council., affordable housing, and buy-to-let portfolios, to find mortgage solutions that suit their needs.