Mortgages for dentists
Lyndsey Pickering from PFM Dental discusses the key to home ownership.
Average house prices in Scotland, as measured by the UK House Price Index (HPI), increased by 4.9% in Q1 2025, the highest rate since late 2022, and the fifth consecutive quarter of positive annual growth. For many dentists, owning a home is a key personal milestone, but the journey to securing a mortgage can be more complicated than expected. Whether you have just completed your Dental Vocational Training (DVT), or have been practising as an associate for several years, navigating the mortgage market can present unique challenges.
Understanding the challenge
Income structures can be complex. Between mixed NHS and private income, varying associate agreements and self-employment transitions, lenders sometimes struggle to assess affordability accurately. This can result in unexpected hurdles when trying to get on the property ladder, even as high-earning professionals.
Many newly qualified dentists aim to buy their first home within months of completing their DVT position and moving into associate positions. As income typically grows quickly during these early years, wanting to maximise borrowing potential is understandable. However, most mainstream lenders require at least two full years of tax returns before considering a mortgage application.
Flexible options for dentists
Fortunately, some lenders take a more flexible approach. A number of specialist mortgage providers recognise the income of dental professionals prior to receiving two years tax calculations. Certain lenders may be willing to use your associate pay schedules (if you have them for several months) as proof of income. Others may accept just one year of accounts. Even experienced associates can face challenges. For example, if you have recently changed your trading structure. For instance, from sole trader to limited company, many lenders treat this as the start of a new business. This often resets the clock, requiring two years of trading under the new setup before you can reapply.
Why specialist advice matters
This is where working with a mortgage broker who understands the dental profession can make all the difference. A specialist broker can interpret your income correctly, identify lenders with flexible underwriting criteria and present your application in the best possible light. They can also help you explore a range of products, from fixed-rate and tracker mortgages to offset and flexible options, to find a deal that suits your circumstances and long-term financial goals. Buying your first home, or moving up the property ladder, should not feel out of reach just because your career path does not fit the standard lending template. With the right advice and lender support, there are lenders offering borrowing, on competitive terms too. It is worth exploring your individual circumstances and reviewing your options to securing a mortgage.
About the author
Lyndsey Pickering is an experienced financial adviser, with responsibility for PFM Dental’s new associate dental clients. Lyndsey strives to keep her clients’ needs at the forefront of her advice process, specialising in mortgages, income protection, regular pension and savings advice.pfmdental.co.uk
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