UK mortgage advice

Bad credit mortgage broker

A credit problem does not tell the whole mortgage story. A broker can help you understand your record, the borrowing you need and whether an application now makes sense. You should also know what the advice covers and what it may cost before you proceed.

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The initial consultation is free. Ask for written details of any later adviser fees before chargeable work. An enquiry is not a mortgage application or offer.

Your home may be repossessed if you do not keep up repayments on your mortgage.

The broker’s role

How can a broker help with bad credit?

A mortgage broker can review the facts behind your credit history alongside your income, outgoings and property plans, then explain whether there is a sensible route to explore. This is more useful than assuming a consumer credit score decides the answer.

Different lenders assess applications differently. The relevant details include what the credit event was, when it happened, whether it is resolved and whether the proposed mortgage is affordable. A broker can explain the evidence a lender may need and discuss the trade-offs between applying now, borrowing less or waiting.

The broker does not decide whether a lender will accept you. Nor can a broker erase genuine entries from a credit file or guarantee a particular rate. For the wider eligibility picture, read our bad credit mortgage guide.

Choose with confidence

Six questions to ask a bad credit mortgage broker

You should be able to compare the service before giving anyone detailed financial information or paying a fee.

Who will advise me?

Ask for the adviser’s name, qualifications and firm details. Check the firm and its appointed representative or principal relationship on the FCA Register.

What lenders and products can you consider?

Ask whether the broker’s lender panel is restricted, whether any suitable direct-only products are outside its advice, and how the recommendation is selected. Do not assume “specialist” means every lender is available.

What will the advice cost?

Get the exact adviser fees, when each is due, whether any can be refunded and whether the broker receives lender commission in writing. Compare the total mortgage cost, not just the monthly payment.

What happens before a credit search?

Ask what information the broker needs first and whether an agreement in principle or application would involve a soft or hard search. The search type depends on the lender and stage.

Could waiting be better?

A useful discussion should include reasons not to apply yet: for example, a disputed report entry, unaffordable payments, a debt issue or a deposit plan that needs more time.

How will you handle my information?

Ask how to send credit reports and documents securely and who will receive them. A first callback message need only contain enough to arrange a conversation.

No broker can promise acceptance. A lender assesses its own criteria, affordability and property requirements. An agreement in principle is not a final mortgage offer.

From first contact to decision

How does the advice process work?

The order and evidence depend on your circumstances. These are the questions each stage should answer, not a promise that a lender or product will be available.

Outline the case

Explain your goal, timeframe, income, deposit or equity and the broad type of credit problem. A broker should tell you what the initial conversation can cover and any fees before chargeable work.

Check the records

Review credit reports from the relevant agencies, including the dates and status of entries. Correct factual errors rather than trying to conceal genuine events. Our credit report guide explains how to obtain them.

Assess the choices

The adviser considers borrowing, spending and available evidence, then explains suitable routes and limitations. This may include a smaller loan, a different timing or no application for now.

Review a recommendation

Before applying, understand the proposed rate and later rate, fees, term, early repayment charges and why the recommendation suits you. Ask what documents and checks the lender will require.

Apply and follow through

The lender makes the decision after its own checks and may request more evidence or a valuation. Keep the broker informed if your finances change; do not treat a decision in principle as a completed mortgage.

Plan the next review

If a mortgage completes, note when the initial deal ends and whether early repayment charges apply. If it does not proceed, ask what can be addressed before another application.

Know the cost before you proceed

What does a bad credit mortgage broker charge?

Count Ready says its initial consultation is free. Its published Terms of Business describe processing and mortgage-offer fees for different applications and say specialist requirements can change the fee scale. A broker may also receive commission from a lender.

Because the amount and timing can depend on the case, ask Count Ready for your exact written fee disclosure before any chargeable work. Check what is payable if you do not obtain a mortgage, whether a fee is refundable and what other costs, such as product, valuation or legal fees, may arise.

Compare a suitable mortgage by its full cost and terms. A lower initial rate with a large fee or a longer term may not be the cheaper or safer option. Our bad credit mortgage rates guide explains what to compare.

Check how clients describe the advice before you move forward

Discussing past credit problems can feel personal. Read feedback in context to see how clients describe Count Ready’s explanations, communication and support through a mortgage enquiry.

Reviews describe other people’s experiences. They cannot predict whether a lender will accept your application.

View Google reviews Prepare an enquiry

Check the people and firm

Who would you speak to at Count Ready?

Count Ready’s About page names Zia Khan, CeMAP, as a mortgage broker based in Essex, with phone, online and face-to-face appointment options. Ask who would handle your case and who would be responsible for the recommendation.

The FCA Register lists Count Ready Limited as an appointed representative, reference 976111. The Register explains why you should also check its principal firm’s record and which activities the principal permits. Check the live entry when you enquire, as regulatory details can change.

Find the right guide

Explore the credit question behind your enquiry

These existing Count Ready pages answer different questions in more depth. Use the one that matches your situation instead of a general promise about “bad credit”.

A low or missing score

See what credit score you need. The consumer score is not a universal lender pass mark.

A missed payment or decline

Read what to do after a late-payment decline before another application.

First home or remortgage

Start with our first-time buyer or remortgage guide for the different decisions involved.

Self-employed income

Our self-employed and adverse credit guide explains why income evidence and credit history need separate attention.

Sources and limits

How this guide was checked

These sources support how to assess a broker and the general advice process. They cannot establish an individual lender’s criteria or predict your application outcome.

FCA Register

Check Count Ready Limited’s current appointed representative record and its principal relationship. View the live FCA record.

FCA mortgage rules

MCOB 4.4A covers mortgage disclosure, including advice service, fees and commission. Read MCOB 4.4A.

MoneyHelper

Its broker guide explains adviser scope, fees and comparing advice. Read MoneyHelper’s guide.

Information and source links reviewed 29 September 2026. Fees, products, lender criteria and firm details should be checked again for your case.

Common questions

Bad credit mortgage broker questions

Do I need a specialist broker if I have bad credit?

Not always. The value of advice depends on what happened, when, whether it is resolved and the mortgage you need. Ask any broker how they would assess your particular case and what lender range they can consider.

Can a broker guarantee a mortgage with bad credit?

No. A broker can prepare and advise on an application, but a lender makes its own decision on credit, affordability and the property. An agreement in principle is not a guaranteed offer.

Will speaking to a broker affect my credit score?

An initial conversation itself is not a lender credit application. A later lender check may be soft or hard, depending on the lender and stage. Ask what will happen before consenting to an agreement in principle or application.

Can a broker remove a default or CCJ?

No. A broker is not a credit repair service. You can challenge inaccurate report information with the organisation that supplied it or the credit reference agency; accurate entries cannot simply be erased to secure a mortgage.

Should I apply again after being declined?

First establish why the application was declined. Check the credit reports and any affordability or property issue, then discuss whether another application is justified. Repeating applications without addressing the cause may be unhelpful.

Can I speak to Count Ready before I have every document?

Yes. A short outline of your goal, credit issue and finances is enough to request an initial conversation. The adviser can then say which reports and evidence would be useful and how to share them securely.

Next step

Discuss the right next step for your mortgage

Tell us if you are buying, moving or remortgaging, the broad credit issue and any important deadline. We can explain what information is needed to review the case and whether it is sensible to explore an application now.