Mortgage Action Plan! What To Do If Santander Rejects Your Mortgage Application

When Santander rejects your mortgage application, it may feel that you'll never be able to get a foot onto the property ladder. The Revolution guide will showcase some of the many opportunities to progress, whether with your regular bank or a more specialist lender.

Mortgage Action Plan! What To Do If Santander Rejects Your Mortgage Application

Firstly, let's clarify that Santander is a well-respected mortgage provider in the UK. However, any high street bank will have a range of criteria that means they inevitably reject mortgage applications on a routine basis.

In this guide, the Revolution team explains some of the most common reasons your Santander application has been refused and what you should do next.

For independent advice about securing competitive mortgage lending after a bank rejection, please contact the Revolution Brokers team at or give us a ring at 0330 304 3040.

Why Has My Santander Mortgage Application Been Refused?

When your mortgage application is rejected, it can feel highly disappointing. However, you're not alone, and many people have their applications turned down for one of the following reasons.

  • Your credit report shows defaults in the last 12 months.

Like most high street banks, Santander has robust policies around credit assessments. If you have even a minor default in the last year, you won't be able to apply until this has cleared from your credit record.

  • The property survey reported the home was of 'non-standard' construction.

Non-standard construction can mean anything from a thatched roof to a timber frame. Plenty of mainstream lenders are reluctant to lend against any property that isn't typical brick and mortar construction.

In some cases, lenders will agree on a mortgage in principle but then withdraw the offer after a full valuation report if any of the property doesn't comply with standardised materials.

  • You have been rejected based on your age.

Santander has age limits that can prohibit some applicants from being approved. Generally, if you are approaching 70, you will be rejected. Likewise, if the term will extend for, say, 10 or 20 years and you will be over 75 at that point, your application is also likely to be refused.

  • You have made a self-employed business loss.

Making a loss in some years is a normal part of business, but high street banks will often refuse any applicant who has had any losses filed recently.

Santander is one of the banks with an automatic refusal policy for any self-employed mortgage applicant who made a loss the previous year.     

  • Your income includes gambling wins.

Gambling is always a contentious issue with mortgage lenders, many of which will not include any element of gambling income.

They may also reject any applicant with a history of gambling - Santander categorises this as anybody with frequent gambling transactions, whether profitable or not.

These scenarios represent just a few of the typical reasons for a rejected Santander mortgage but are not exhaustive.

Fortunately, many of the limitations enforced by high street banks are easily overcome by consulting an independent, whole-of-market team such as Revolution Finance Brokers.

We work with thousands of mortgage applicants who have been turned down for a seemingly minor reason.

There is almost always a simple answer. The client achieves a successful application by using a lender with more flexible policies or that specialises in a sector such as self-employed mortgages or non-standard construction mortgages.

What Should I Do If Santander Has Refused My Mortgage Application?

Let's look at the dos and don'ts if you've just had a mortgage rejection from Santander:

  • DON'T immediately look for someone else to apply to. The chances are that another high street bank will return the same answer, and you could damage your credit report by making multiple failed applications.
  • DO ask for a reason why your application has been refused. If you know why your broker will be in a much better position to tailor your advice to the specific rejection reason and overcome any challenges.
  • DO contact the Revolution Brokers team. We are an independent broker working with all sorts of clients to ensure they find the mortgage borrowing they need, whether or not a mainstream lender has turned them down based on a policy or eligibility criteria.
Why Revolution Brokers?
  • Whole of market brokers

  • Mortgage that suits you

  • On time customer support


How does our broker-matching service work?

Most Santander mortgage applicants will need to budget at least three weeks for a mortgage application. This process can take longer or be shorter if the application is straightforward.

Potentially, yes. If any adverse circumstances arise after agreeing in principle, Santander can withdraw a mortgage offer at any point.

Like most high street mortgage lenders, you can use a deposit saved in cash or a gift from family members, provided you can evidence the tracing of the money.

You cannot use a deposit gifted from anybody who will cohabit the resident who isn't named on the mortgage - although other lenders will happily accept this.

No, Santander will not lend to anybody with a criminal record unless the record shows a minor offence or one that has since been spent (thus since removed).

Possibly, although if the CCJ was registered in the last three months, your application will be rejected. Santander does not accept any mortgage applicant with an unsatisfied CCJ that has yet to be repaid in full.

You have the right to appeal if any high street bank refuses your mortgage application. However, it is relatively rare for any provider to reconsider a mortgage they have already rejected.

Appealing can be stressful and usually unsuccessful, so a better course of action is to consult an independent broker who can recommend a more appropriate lender.

Unfortunately not. Like many mainstream lenders, Santander will not offer a self-build mortgage, even to applicants with extensive construction experience.

It depends. If your property valuation has been completed smoothly, you can usually proceed from an agreement in principle to a complete application. However, any issues such as credit report circumstances may still mean Santander rejects the application at the final stage.

While it can be worrying if a bank refuses your mortgage, the best thing to do is not panic. Give the Revolution Brokers team a call. We'll work through the situation with you and recommend the ideal solution, which is often as simple as applying to a more suitable lender.

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FCA disclaimer

The content included in our articles, blogs, web pages and news publications is based on information accurate at the time of writing. Note that policies and criteria can change regularly throughout the UK mortgage lending market, and it remains essential to contact the consultation team to receive up to date guidance. The information included on the Revolution Brokers site is not bespoke to any circumstances or individual application scenarios and therefore is not intended to be used as financial advice. The content we share is designed to be informative and helpful but cannot be relied upon to provide individual advice relevant to your mortgage requirements. All Revolution team members are fully qualified, trained and experienced to provide mortgage advice of an independent nature. We collaborate with lenders and providers who are regulated, authorised and registered with the Financial Conduct Authority (FCA). Should you require specific mortgage borrowing types, some products such as buy to let mortgages may not be FCA regulated. The Revolution team can provide further information about regulated and unregulated lending as required. Please remember that a mortgage is a debt which is secured against your home or property. Your home can be at risk of repossession if you do not keep up with the repayments or encounter any other difficulties in managing your mortgage borrowing responsibly. This also applies to any remortgage or home loan secured against your property, including equity release products.

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