A complex file is rarely a bad file: it is one the standard checklist was not written for. Charles matches it to the lender whose written policy fits, and presents the strengths first.
Usually, yes. The file goes to the lender whose written policy fits, presented so the strengths arrive first, aiming for a single application rather than a scatter of enquiries.
A decline from one bank is a policy decision, not a verdict: self-employed income, a credit event with a story behind it, a trust structure, a loan size that slows assessors down or an apartment the algorithm dislikes are each treated differently across more than 70 lenders.
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How much could you borrow?
What moves the number
Choose any that apply. Each shows roughly how much it changes the figure, the way a lender’s assessment would.
is an indicative borrowing figure at today’s typical rates. Lenders typically count around 80% of rental income, which is why an investment purchase can lift your number, your real figure comes from a proper assessment.
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Had a really good experience with Charles at Links Property Finance. He was easy to deal with, always quick to respond and kept everything simple and clear throughout the whole process. You can tell he genuinely cares about getting the best outcome for his clients rather than just getting things done quickly. Really happy with the experience and would happily recommend Charles and Links Property Finance to anyone.
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Usually one of four things. Income shape: self-employment, contract work, casual rosters, overtime-heavy pay or income arriving through a business or trust. Credit history: defaults, late-payment patterns or a discharged bankruptcy, each with dates and a story.
Structure: trusts, companies, guarantees or several properties cross-connected. Or the property itself: small apartments, company title, off-the-plan stock or a soft valuation.
Because each lender writes its own policy and a bank branch can only offer its own. Banks are not wrong to have rules; they are written for the middle of the market.
A paid default from four years ago, one year of financials or a 45-square-metre unit fails one rulebook and passes another, and the difference is a routing decision, not a negotiation.
Often, yes. Lenders differ on credit history, income types, property types and buffers. A decline from one bank is a policy decision, not a verdict on you.
A broker reads the reason for the decline and places the file with a lender whose policy fits it.
Often, if it is paid: several lenders accept paid defaults, especially older and smaller ones. Unpaid or recent defaults narrow the choice to specialist lenders at higher rates, and the size, age and reason all matter, so the credit report is checked before any application.
Lenders count the full limit of every card, not the balance, usually at about three per cent of the limit each month as a repayment. A card with a high unused limit can cut borrowing power noticeably.
Reducing or closing limits before applying lifts the figure.
Specialist lenders charge higher rates and sometimes an application or risk fee because they accept files the banks decline. Many borrowers use them for one to two years, then refinance to a mainstream lender once the credit file is clean and repayments are proven.
No. Many complex files land with mainstream lenders at standard rates once they are matched to the right policy.
A specialist lender with a higher rate is used only where the mainstream panel will not lend, and the plan is usually to refinance to standard pricing within one to two years.
Applying around can: each lodged application records an enquiry, and a cluster of enquiries reads as credit stress to the next lender. Comparing policies before you apply does not.
That is why the file is matched before it is lodged: the aim is a single application to the lender most likely to approve, not a string of enquiries.
Usually one to three weeks from a complete file to approval, longer than a straightforward loan because assessors read the explanations rather than the checklist. Most of the time goes into preparing the file properly; a well-presented application moves faster than a thin one resubmitted twice.
Often, yes. Paid defaults, especially older and smaller ones, are accepted by several lenders, and a discharged bankruptcy is accepted by specialist lenders after a set period. The size, age and reason matter, so the credit report is read before anything is lodged and the story is documented.
Yes, and it is usually the plan. After one to two years of clean repayments the credit file has aged, the valuation has moved and the income history is longer, so a refinance to a mainstream lender at standard rates is reviewed as a matter of course.
Thirty minutes with Charles: what makes your file complex, which lenders' written policy fits it, and the one application worth making.
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General information only, not credit or financial advice. All lending is subject to individual assessment and lender approval; no outcome is guaranteed.
