Can You Get a Mortgage After an IVA in Slough?

An Individual Voluntary Arrangement (IVA) can make getting a mortgage harder, but it does not always mean no. If you live in Slough or the surrounding areas and you have had an IVA, this guide explains how lenders view your application, how long you may need to wait, how much deposit you might need, and the practical steps that put you in the strongest position.

Key takeaways

• It is possible to get a mortgage after an IVA, but expect fewer lenders to choose from, a larger deposit requirement, and potentially higher interest rates than someone with a clean credit history.
• Timing matters. Most lenders prefer your IVA to be completed, and many become more flexible once it has dropped off your credit file, which is usually six years from the start date.
• A bigger deposit can significantly improve your chances by lowering your loan to value and reducing the lender’s risk.
• Rebuilding your credit is important. Clean recent payment history, low existing debt, and a stable income all strengthen your application.
• A specialist broker who knows the adverse credit market, such as Cubic Financial in Slough, can match you with lenders you would struggle to reach on your own.

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

What is an IVA and why does it affect getting a mortgage?

An Individual Voluntary Arrangement is a legally binding agreement between you and your creditors to repay your unsecured debts over a set period, usually five or six years. It is a formal insolvency procedure set up and supervised by a licensed Insolvency Practitioner (IP). To be approved, creditors representing at least 75% of the debt by value must agree to the proposal, and once approved it is binding on all of them. At the end of the arrangement, any remaining unsecured debt covered by the IVA is written off. You can read the government’s plain-English overview on GOV.UK and free, impartial guidance at MoneyHelper.

IVAs are one of the most widely used debt solutions in England and Wales. According to the Insolvency Service, 71,855 IVAs were registered in England and Wales in 2025, up from 67,089 in 2024, accounting for 57% of all individual insolvencies that year. In other words, if you are in one, or have recently completed one, you are far from alone.

An IVA affects a mortgage application because it is a form of insolvency that is recorded on your credit file for a set period. To a lender, that record signals you have previously struggled to repay credit and entered a formal insolvency solution. Lenders price their deals on risk, so this can mean fewer options and stricter criteria, though it does not automatically mean an outright decline.

The IVA journey and your mortgage options at a glance

It helps to see the whole picture before diving into the detail. The table below maps each stage of an IVA to what it means for a mortgage application.

Stage	What is happening	What it means for a mortgage
Month 0: IVA approved	Set up, added to your credit file, listed on the Insolvency Register, payments begin	A new mortgage is very difficult; you need your IP’s permission and are limited to £500 of new credit
Years 1 to 5 or 6: Active IVA	Fixed affordable payments, annual income reviews, limited access to new credit	Specialist lenders only, large deposit, higher rates, IP permission required
End of term: Completion	Final payment made, completion certificate issued, removed from the Insolvency Register within about 3 months	Specialist lenders may consider you, sometimes 1 to 3 years after completion; certificate required
6 years from the start date	IVA automatically drops off your credit file	Mainstream lenders may consider you; widest choice; you may still be asked to disclose past insolvency

How long does an IVA stay on my credit file?

An IVA stays on your credit file for six years from the start date, whether or not you complete it earlier. It is recorded with all three main credit reference agencies: Experian, Equifax, and TransUnion.

This six year rule catches a lot of people out. If your IVA runs for five years, it does not disappear the moment you make your final payment. It remains visible to lenders for a further year, until six years have passed from the original start date. After completion it will be marked as satisfied or completed rather than active, but it stays on the file until that six year point.

Where else does an IVA show up?

While your IVA is active, it is also listed on the Individual Insolvency Register, a public database that anyone can search online for free. In practice it is unlikely anyone other than your creditors will look at it.

Once your IVA ends, your details are usually removed from the register within about three months. If it is still showing after that, you can contact the Insolvency Service or your Insolvency Practitioner to have it removed. Lenders do not usually rely on the register alone, so they will also look at your credit file.

Can you get a mortgage while your IVA is still active?

It is usually very difficult to get a mortgage while your IVA is ongoing, and most high street banks and building societies will decline applicants who are still in an active arrangement. There are two main reasons for this. First, your surplus income is already committed to your IVA payments, which leaves little room for a new mortgage in an affordability assessment. Second, you generally need your Insolvency Practitioner’s permission before taking on any significant new borrowing.

There is also a practical restriction to be aware of. During an active IVA, you are normally only allowed to take on up to £500 of new credit without written permission from your IP. A mortgage is far above that threshold, so it always requires your IP’s approval.

That said, it is not impossible. A small number of specialist lenders will consider applicants with an active IVA, particularly where there is a long and unbroken payment record within the arrangement. If you pursue this route, expect to need:

• Your Insolvency Practitioner’s written permission before you approach any lender.
• A large deposit, often 20% or more, to offset the perceived risk. This is frequently the biggest hurdle, because most of your surplus income is already going towards your IVA.
• A stable, consistent income and employment record.
• A specialist broker with access to lenders that the general public cannot reach directly.

Can you get a mortgage after your IVA has completed?

Yes. Once your IVA is completed and you have received your completion certificate, there are no legal restrictions stopping you from applying for a mortgage. In practice, though, your chances improve significantly the more time has passed.

Because the IVA remains on your credit file for six years from the start date, high street lenders are likely to remain cautious while it is still visible. Some specialist lenders will consider an application within one to three years of completion, and occasionally sooner, usually where you can show a strong recent financial record. Once the six year mark passes and the IVA drops off your credit file entirely, it no longer shows on a standard credit check, and your options open up considerably, potentially including mainstream lenders.

How long should you wait before applying?

There is no single answer that fits everyone, but the table below sets out realistic expectations at each stage. Think of it as a guide rather than a guarantee, because every lender assesses IVA history differently.

When you apply	Likely lenders	Typical deposit	Rate expectation	IP permission needed
During an active IVA	Specialist and niche only	20% or more	Significantly higher	Yes
After completion, still on your file (0 to 6 years)	Mostly specialist	15% to 25%	Higher, improving over time	No, the IVA is completed
After it drops off (6+ years from the start date)	Specialist and some mainstream	Standard, though a larger deposit still helps	Closer to standard rates	No

As a rule of thumb: applying during the IVA is possible but hard and should only be done if genuinely necessary; applying after completion is more realistic with a specialist lender; and applying once it has dropped off your file gives you the widest choice. Use the intervening time to rebuild your credit and save for a deposit.

Do lenders look at the start date, the completion date, or both?

Different lenders take different approaches, so it helps to understand what each is looking at:

• Credit files work from the start date, so the IVA disappears six years after approval.
• Some specialist lenders may accept applications relatively soon after completion, sometimes within one to two years.
• Many mainstream lenders prefer the IVA to be fully completed and, ideally, removed from your credit file.
• Some lenders will ask directly whether you have ever been subject to an insolvency arrangement, even if it no longer appears on your file.

Do I still need to declare an IVA once it has dropped off my file?

Yes, if you are asked. Some mortgage application forms ask whether you have ever been in an IVA or subject to an insolvency arrangement, even after it has been removed from your credit file. You must answer honestly. Failing to disclose past insolvency when you are directly asked could be treated as mortgage fraud, and could lead to your application being rejected or, later, your mortgage being recalled. Honesty here protects you.

How much deposit do I need for a mortgage after an IVA?

Deposit size is one of the biggest factors in whether you are accepted, and it matters even more after an IVA. As a rough guide, lenders in this situation often prefer a deposit of around 15% to 25%, and sometimes more if the IVA was recent.

The reason a bigger deposit helps comes down to loan to value (LTV), which is the percentage of the property price you are borrowing. The lower your LTV, the lower the lender’s risk. The table below shows the relationship and what each level tends to mean once you have an IVA in your history.

Deposit	Loan to value	What it tends to mean after an IVA
5%	95% LTV	Very hard post-IVA; few or no lenders will consider you
10%	90% LTV	Limited options, usually at higher rates
15%	85% LTV	More specialist lenders start to open up
20%	80% LTV	Noticeably wider choice and better rates
25% or more	75% LTV or lower	The widest options and the most competitive rates available to you

Lenders will also want to see where your deposit came from. Be ready to show clear proof of funds, such as bank statements evidencing a build up of savings. Gifted deposits, for example from parents, are often acceptable, but the lender will usually require a signed declaration confirming the money is a genuine gift and not a loan.

How does an IVA affect my mortgage interest rate?

Even after your IVA is completed, you may be offered a higher interest rate than a borrower who has never had credit problems. This is risk based pricing at work. Because an IVA suggests past repayment difficulty, lenders may charge higher rates, offer fewer fixed rate options, cap the maximum LTV, or apply stricter affordability checks.

The good news is that the effect fades over time. A higher rate now can be the stepping stone to home ownership, and once your IVA drops off your file and your credit profile has recovered, you may be able to remortgage onto a more competitive deal. You can reduce the rate impact over time by keeping a spotless recent payment history, keeping credit utilisation low, avoiding missed payments, reducing other debts, and providing a larger deposit.

What credit score do I need after an IVA?

There is no magic number that guarantees approval. Each lender uses its own scoring model and affordability checks, looking at your credit history, your income and outgoings, your employment stability, and your existing commitments.

In fact, your recent behaviour often matters more than the score itself. Lenders want to see clean, on time payments since the IVA, low current debt levels, credit utilisation ideally under 30%, a reasonable deposit, and stable employment. Strong recent conduct can carry significant weight, even where the score is still recovering.

How can I rebuild my credit after an IVA?

Rebuilding takes time, but steady progress makes a real difference. A few practical steps:

• Check all three credit files. Review your reports with Experian, Equifax, and TransUnion. Make sure the IVA is marked as completed, all IVA accounts show as settled, default dates match the IVA start date, and no debts are wrongly shown as still outstanding. Dispute any inaccuracies promptly, as errors can drag down your score and harm an application.
• Avoid scattergun applications. Making lots of credit applications in a short space of time can lower your score and can look like financial distress. Use soft search eligibility checkers and apply selectively.
• Show stable affordability. Lenders like clear signs of responsible money management, such as avoiding constant reliance on an overdraft and paying every bill on time.
• Register on the electoral roll. Being registered at your current address helps lenders verify your identity and adds stability to your profile.
• Use credit responsibly. A credit builder card, used for small amounts and repaid in full each month, can help rebuild a positive record.

If my credit file shows the IVA incorrectly, what should I do?

If your file still shows the IVA as active, has the wrong default dates, or lists debts as outstanding even though the arrangement is finished, act quickly. Start by checking all three reports to confirm the issue, then raise a formal dispute with the relevant credit reference agency. You should also contact the creditor directly and provide a copy of your IVA completion certificate as evidence. Because lenders rely on accurate reporting, getting your file to correctly show the IVA as satisfied can make a meaningful difference to your options.

What if I already own a home and I am in an IVA?

If you already own your home, your mortgage is a secured debt and is not usually included in your IVA. Your mortgage payments are treated as an essential living cost and are budgeted for when your IP works out how much you can afford to pay into the arrangement. In short, you can keep paying your mortgage and stay in your home, provided you keep up with both your mortgage payments and your IVA contributions.

The rules around home equity changed under the 2025 IVA Protocol, which applies to new protocol IVAs approved on or after 1 July 2025. Under these updated rules, the family home is no longer treated as an asset to be used towards repaying creditors, and there is no longer a requirement to try to remortgage or release equity near the end of the arrangement. Instead, your equity is assessed at the outset. Equity here is based on 85% of the property’s market value, less any secured borrowing such as your mortgage, so you keep at least a 15% interest in all cases.

Your share of equity (based on 85% of value, less secured debt)	What happens	IVA length
Under £10,000	Excluded from the arrangement, no action needed, no extension	5 years (60 months)
£10,000 or more	Still excluded from realisations; the term is extended instead of a remortgage	6 years (72 months)

If your IVA was approved before July 2025, older terms may still apply, which could include an equity review in the final year and an attempt to release equity by remortgage or secured loan. Always check the terms of the specific arrangement you signed, and speak to your supervisor if anything is unclear.

What documents will a lender or broker ask for?

Once your IVA is finished, be ready to provide your IVA completion certificate, along with the usual mortgage paperwork. Typically that means:

• Updated credit reports showing the IVA as completed or satisfied.
• Three to six months of bank statements.
• Payslips, or SA302s and accounts if you are self-employed.
• Proof of your deposit and its source.
• Photo ID and proof of address.

Getting these together early makes the process smoother and helps a broker present your case cleanly.

How do I check my eligibility without harming my credit score?

Avoid making multiple full mortgage applications, as each one leaves a hard footprint. Instead, use eligibility checkers that run a soft search, ask about a lender’s criteria before you apply, and speak to a whole of market broker who is experienced in adverse credit cases. A broker can quietly match you to the lenders most likely to say yes, which means fewer wasted applications and less damage to your file.

How Cubic Financial can help in Slough

Getting a mortgage after an IVA is one of those situations where specialist knowledge really counts. The lenders most likely to help are not usually the ones on the high street, and they each assess IVA history differently. That is where a broker earns their place.

Cubic Financial is an independent, FCA regulated mortgage brokerage based in Slough, Berkshire, with access to more than 100 lenders and over ten years of experience helping clients with complex and adverse credit histories. We work with first time buyers, home movers, the self employed, landlords, and business owners across Slough and the surrounding areas, including Windsor, Maidenhead, Langley, Taplow, and Eton.

If you have had an IVA, we can review your circumstances, explain realistically where you stand, help you gather the right documents, and approach the lenders best suited to your situation, all with clear communication and personalised advice from start to finish. An IVA is just one of the bad credit situations we regularly help clients navigate, so whatever your history, it is worth a conversation.

To talk through your options with no obligation, get in touch with Cubic Financial services today.