"I'M A JUNIOR DOCTOR IN PROBABLY THE MOST SECURE EMPLOYMENT SECTOR. HOW CAN THIS POSSIBLY COMPLICATE OBTAINING A MORTGAGE?" BY DANIEL MCLARDY (EDINBURGH, 11/02/2026)
You're a busy doctor working within the gargantuan super tanker called the NHS. It's tiring, sometimes chaotic, sometimes thankless, but at least your profession provides a degree of employment security and a pathway for career progression. You expect a measure of financial certainty, and of course it should follow that getting a mortgage to purchase a home shouldn't be the challenging process that others might find it to be. But, remarkably, it's not quite so simple - even though it really should be.
So what is the issue with being a junior doctor, and why have the mortgage powers-that-be conspired against you? To answer this in short, it's the way the NHS structure junior doctor placements.
JUNIOR DOCTOR PLACEMENTS ARE COMMONLY STRUCTURED AS SHORT, FIXED TERM CONTRACTS
The first two years of a doctor's practicing career are foundation years one and two (FY1 & FY2), which are placements on fixed term contracts. After this doctors enter the core training phase of their career for a further two years (CT1 & CT2), which again is a sequence of fixed term contracts with the doctor typically moving to a new position/location every 6 to 12 months. Proceeding this, CT's can seek to pursue a healthcare specialty (assuming they have decided on their direction, and have made a successful application to a training programme) and enter the ST (speciality trainee) phase of their careers. An ST can then continue their training for up to a further 7 years (to ST9) depending on the field of healthcare. During the speciality phase we note that contract periods can be significantly longer, which is more favourable for mortgage eligibility purposes.
Depending on the field of healthcare, a proportion of doctors (commonly in surgery-based occupations) can enter speciality training immediately after FY2. In this situation they have what is referred to as a "run-through" position to qualify as a consultant. This pathway also involves fixed term contracts between placements, but again we tend to find ST doctors have longer-term contracts that are more favourable for lender-wide mortgage eligibility.
A doctor not within a formal training programme is referred to as a "locum appointment for training"(LAT), and again the situation remains unchanged with regards to the nature of the employment contract, as usually these positions are fixed term contracts for between 6 to 24 months.
LENDERS TREAT FIXED TERM CONTRACTORS AS AN ELEVATED LENDING RISK
As a doctor you'll be surprised to be described as a "fixed term contractor"; it hardly seems appropriate, but in my view too many lenders have yet to adapt their lending criteria (and risk perception) to the unique employment type the medical profession is. Although training placements are indeed fixed term contracts, often between different NHS trusts for each role, the fact remains a junior doctor is enrolled on a continuous training programme, where the likelihood of them not being offered their next placement/contract is very small. Moreover, the NHS is not subject to the same business risks as private sector employment; the shortage of doctors is a constant theme and it's unlikely the NHS will cease to trade!
Alas, we can argue the case as much as we like for doctors not to be treated as a higher risk by mortgage lenders, but the truth is we must work with the situation as it is, and the good news is we can help you.
WE CAN HELP YOU
We are experienced in assisting junior doctors, and can find the right lender for your circumstances and contract history within the NHS. We also "have an ear to the ground" and are in the know about lenders who are softening their criteria approach to junior doctors, so even if you've hit a dead end in your own search, allow us to give you the benefit of our inside knowledge.
GET IN TOUCH WITH DAN
Please feel free to get in touch with me. I'm happy to have a zero-obligation chat to give you an idea of the possibilities.
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