If your solicitor has just told you to "get a mortgage capacity report," you're probably now Googling what one actually is. This guide explains it in plain English: what the report is, why family courts and solicitors ask for it, what's inside, how it differs from a mortgage-in-principle, what it costs, and how to order one.
In a hurry? A mortgage capacity report is a written assessment of how much someone could realistically borrow for a mortgage. Depending on how it's commissioned and prepared, it can be used to support negotiations and mediation, or — with the court's permission — as expert evidence in financial remedy proceedings. It's most often used in divorce and financial settlements. Speak to a mortgage advisor to get yours started:
What a mortgage capacity report is
A mortgage capacity report is a written assessment of how much a person could realistically borrow on a mortgage, based on their income, outgoings, credit profile and personal circumstances. It's normally produced by an experienced mortgage professional.
In practice it answers one question: "Given this person's finances, what is the maximum realistic mortgage they could obtain, and therefore what kind of property could they buy?"
That answer matters in a divorce. When a couple divides their assets, it helps to understand whether each person can rehouse themselves — and roughly how much housing each can afford — as part of deciding how to split the family home and other assets.
It's important to be clear that not every document marketed as a "mortgage capacity report" is the same thing. Broadly, there are three levels:
- A commercial borrowing-capacity assessment — a professional estimate of what you could borrow, useful for planning.
- A report requested by a solicitor to inform negotiations or mediation.
- A formal expert report intended to be placed before a court as evidence, which must comply with the relevant expert-evidence rules (in England and Wales, Part 25 of the Family Procedure Rules) and any directions the court makes.
Where a report is intended to be used as expert evidence, the author should have appropriate expertise for that role, and the report should comply with the court's directions and the expert-evidence rules. If in doubt about which type you need, ask your solicitor before you order.
Why family courts and solicitors use it
In financial remedy proceedings following divorce or dissolution in England and Wales, the parties will generally be required to provide detailed financial disclosure using Form E — the financial statement that sets out income, assets, debts and needs. (Form E is used within the financial-remedy process; it isn't something every divorcing couple automatically completes.) One of the hardest questions in that process is rehousing: can each person afford to buy somewhere suitable to live, and if so, on what budget?
A mortgage capacity report slots into this. It gives the parties, and where relevant the court, an evidence-based assessment to work with, rather than relying solely on estimates or assertions.
Solicitors and courts may use it to:
- Assess rehousing options — establishing whether each party could obtain a mortgage to buy a new home, and at what level.
- Inform the wider settlement — it may help the parties and the court assess each person's rehousing options as part of the wider consideration of their financial resources and needs. (Mortgage capacity is one relevant factor, not a formula — courts consider the full statutory circumstances, not borrowing capacity in isolation.)
- Support negotiation and mediation — a clear assessment may help narrow disagreements about borrowing capacity and rehousing options.
- Provide evidence in proceedings — where a case goes to a Financial Dispute Resolution hearing or final hearing, and the court permits it, a properly prepared expert report can be evidence the court considers.
The other party may agree to rely on a report obtained by one party. However, if it's to be used as expert evidence in court proceedings, the parties should follow their solicitor's advice and any directions made by the court. Where expert evidence is needed, the rules encourage the use of a single joint expert wherever possible.
What's in the report
A mortgage capacity report is more detailed than a one-line "you can borrow £X" figure. A thorough report typically includes:
- Maximum borrowing capacity — the realistic maximum mortgage the person could obtain, based on the lenders and criteria the assessor has considered.
- The lending assumptions behind it — the income multiples, interest rates and lender criteria used to reach the figure, so it can be understood and, if needed, challenged.
- Affordability analysis — how the borrowing sits against the person's income, outgoings and financial commitments (not just what a lender might offer, but what's genuinely affordable).
- Deposit and equity assumptions — how much capital the person is assumed to have available, which changes the property price they can reach.
- Impact of different scenarios — for example, borrowing capacity with and without maintenance income, or at different retirement ages, since mortgage terms are affected by age.
- Adverse factors — the effect of things like existing debts, credit history or a limited employment record.
- A clear conclusion — a summary a non-financial reader (a solicitor or judge) can act on.
Because the result depends on assumptions — which lenders are considered, the mortgage term, retirement age, treatment of maintenance, and so on — the best reports make the reasoning transparent, not just the headline number. In a contested case, the other side's solicitor may scrutinise how the figure was reached.
How it differs from a mortgage-in-principle or a lender's valuation
This is where a lot of confusion sits, so it's worth being clear. These are not the same thing:
A mortgage in principle is a quick, written estimate from one lender of what they might lend after an initial check. It's useful when house-hunting, but it's lender-specific, it isn't an expert assessment, and it isn't a formal mortgage offer or guarantee.
A lender's valuation is about the property, not the person — it tells a lender whether a specific home is worth what you want to borrow against it.
A mortgage capacity report is about you: your realistic borrowing power based on the lenders and criteria the assessor considers, and — where properly instructed and permitted — written to be used in family proceedings.
How much it costs and how long it takes
Published prices vary considerably between providers, and different providers include different things (some "joint" instructions produce two separate individual reports rather than one combined document). At the time of writing (prices checked July 2026), examples we found included:
- Single reports — around £149–£250.
- Joint reports — around £250–£449.
- Nil-capacity reports (evidencing that someone cannot currently obtain a mortgage) — around £95–£149.
- Complex circumstances — self-employment, multiple income sources, or contested assumptions — can sit above these ranges.
Always check what a quoted price includes: additional scenarios, amendments, and answering follow-up questions from solicitors are sometimes extra.
Turnaround varies too. Some providers advertise a report within 24–48 hours of receiving all the required information, while others quote several working days. Urgent services may be available, sometimes for an express fee.
The main thing that affects both cost and speed is how complete your information is at the start. Having your income evidence, outgoings and details of any deposit or expected settlement ready means the report can be produced faster.
In some cases, clarifying borrowing capacity early may reduce the time spent disputing that particular issue.
Before you order
Because "mortgage capacity report" covers everything from a commercial estimate to formal court evidence, it's worth confirming a few things before you commit — ideally with your solicitor:
- Purpose: is the report for negotiation only, or is it intended as formal expert evidence? These have different requirements.
- Scope: has the court or your solicitor specified particular questions or scenarios the report must address?
- Single joint expert: if it's for proceedings, should a single joint expert be instructed rather than each side commissioning their own?
- The author: their qualifications, experience, and — if it's to be expert evidence — their suitability to act in that role.
- Whole-of-market or panel: does the assessor consider the whole market, or work from a restricted panel of lenders? Ask what's excluded.
- Commercial relationship: does the provider (or anyone they refer you to) earn referral fees or subsequently sell you mortgage advice? This is worth knowing up front.
- What the price includes: additional scenarios, amendments, and responses to solicitors' questions after the report is served.
How to order one
- Check what your solicitor needs. Confirm whether the report is for negotiation or intended as expert evidence, whether it's instructed by you alone or jointly, and note any court deadline.
- Gather your information. Income evidence (payslips, accounts if self-employed), regular outgoings, existing debts, and details of any deposit or expected settlement.
- Order the report. Provide your details to the assessor, who will confirm the assumptions and any scenarios you need covered.
- Receive and share it. You'll get a written report you can pass to your solicitor, mediator or (where permitted) the court.
Ready to start? Speak to our mortgage advisor using the contact option on this page — they'll confirm what's needed and get your report underway.
A note on how we work: we can prepare your mortgage capacity report, and we also offer mortgage advice separately if you decide to buy once your proceedings have concluded. Where a report is prepared to be used as evidence, its purpose is to give an impartial assessment — not to recommend a particular mortgage. We'll always be clear about any onward advice or fees.
Frequently asked questions
Is there a free mortgage capacity report?
You'll find free online calculators that estimate borrowing, and those are fine for a rough idea of what you might afford. But a free calculator is not a mortgage capacity report. A report is a written professional assessment that carries the author's judgement and accountability. A calculator result will normally carry far less evidential weight than a properly prepared professional assessment, and is unlikely, by itself, to resolve a disputed question of mortgage capacity.
Can I use a mortgage capacity report template or write my own?
There are "templates" online, but a document you complete yourself is unlikely to be treated as independent expert evidence. Much of the value of a mortgage capacity report is that it comes from a professional third party — the other side's solicitor and the court need to be able to trust it wasn't written to flatter one party's position. A self-made template doesn't provide that.
Do you have a mortgage capacity report example I can see?
Some providers offer an anonymised sample or a detailed description of the report's contents; others may decline for confidentiality or formatting reasons. If you'd like to understand what a completed report looks like, speak to our mortgage advisor using the contact option on this page.
Who pays for the report in a divorce?
It depends on your circumstances and any agreement between the parties. Where a report is jointly instructed, the cost is often shared. Your solicitor can advise on what's appropriate in your case.
Is a mortgage capacity report the same as advice on getting a mortgage?
No. Where it's prepared as evidence, its purpose is to provide an impartial assessment of your borrowing capacity — not to recommend a particular mortgage. When you're actually ready to buy, that's a separate mortgage advice process.
Will the court definitely accept it?
Not necessarily. The court controls expert evidence and decides what weight to give any report. Ask your solicitor whether the report should comply with Part 25 of the Family Procedure Rules, whether the court's permission is needed to rely on it, and whether a single joint expert should be instructed.
This article is general information, not financial or legal advice, and describes the position in England and Wales. Court procedure varies, and the rules can change. For advice on your specific situation, speak to your solicitor or a qualified mortgage professional.