An agreement in principle can affect your credit score if the provider carries out a hard credit search. A soft search does not affect your score. Before proceeding, ask which search will be used at this stage and what happens when you make a full mortgage application.
Written by Count Ready · Updated 7 September 2026 · Guidance for UK mortgage applicants.
What is the difference between a soft and hard search?
| Search type | What it means for you |
|---|---|
| Soft search | You may see it on your own credit report. Other lenders do not see it as a credit application, and it does not lower your credit score. |
| Hard search | It leaves a record that other lenders can see. It may affect your score, particularly alongside other recent credit applications. |
A soft search is not the same as no check. The provider can still use credit information in its assessment. Equally, a hard search is not automatically a reason to abandon an otherwise suitable mortgage route.
Experian explains how soft and hard searches appear on a credit report. There is no single number of points that every mortgage search will cost every applicant.
Do all agreements in principle use the same check?
No. An agreement in principle (AIP), also called a decision in principle (DIP), is a provisional assessment. The provider’s process determines which checks happen. The name of the document alone does not tell you the search type.
For example, Nationwide currently says its DIP uses a soft credit check. Its full mortgage application involves a formal credit check. This is a lender-specific example, not a promise about Count Ready or every mortgage provider.
Some broker certificates are based on the broker’s own assessment rather than a lender’s AIP. Ask who issued the result and what checks have actually taken place. Our mortgage-in-principle guide explains the difference between a borrowing estimate, an AIP and a formal offer.
Five questions to ask before requesting an AIP
- Is this a lender decision or a broker estimate? Check what the result can tell you before relying on it when viewing homes.
- Will this stage involve a soft or hard credit search? Read the provider’s explanation before submitting your details.
- What further searches may happen? Ask about the full application and any later checks, rather than assuming a soft AIP covers the whole purchase.
- What happens if the figures or applicants change? Establish whether an amendment, renewal or new request triggers another search.
- Does this lender suit my circumstances? Income, deposit, commitments, credit history and the property matter alongside the search type.
If you are buying jointly, ask how each applicant will be checked. Both applicants should provide accurate details and understand the process before it starts.
Can you get more than one AIP without damaging your score?
Multiple soft searches do not lower your score. Multiple hard searches close together can affect how lenders assess you. Equifax explains the difference between the two types of search.
Before trying another provider, establish why you need a new result. Your circumstances may have changed, a different lender may be more suitable, or the original AIP may have expired. Keep a record of previous requests and tell your adviser about them.
There is no universal safe number of AIPs or waiting period that guarantees acceptance. Avoid sending several speculative applications without checking the search type and likely eligibility first.
For renewal questions, use the existing guide to how long an AIP lasts. The issuing provider’s expiry date and current renewal process take priority.
Does a declined AIP damage your credit score?
A decline and a search are different things. The application outcome is not recorded on your credit report as a rejection, but a hard search from the request can still appear. The financial information that led to the decision may also remain on your report.
Ask what explanation the provider can give and check the details entered. A result could relate to affordability, identity or address matching, income treatment or lender criteria. A referral for further review is not necessarily a decline.
Do not alter accurate figures just to obtain an acceptance. If there is an error, correct it; if the lender’s criteria are unsuitable, discuss the next route before submitting further requests. Another provider may assess the case differently, but no adviser can guarantee a positive result.
What if a hard search appears unexpectedly?
Check the date and organisation name against your recent applications; the recorded company name may differ from the brand you recognise. Read the information you were given about the search.
If it still looks wrong, contact the organisation that made it and the relevant credit-reference agency. The ICO explains your rights concerning credit-file information. Keep copies of the explanation and any correspondence. An inaccurate or unauthorised search should be investigated, but a legitimate search cannot simply be removed because the mortgage did not proceed.
If you suspect identity theft, follow the credit-reference agency’s fraud guidance promptly. Do not send a full credit report through an ordinary website enquiry form.
How can you prepare without unnecessary applications?
- Review your own reports. Checking them yourself does not lower your score. Look for incorrect addresses, unfamiliar accounts, missed-payment entries and balances that need explanation.
- Use accurate borrowing figures. Include existing commitments and a realistic deposit. A larger provisional figure is not useful if the evidence will not support it.
- Explain known credit issues early. Dates, amounts and whether a debt is settled can help an adviser assess the situation. Do not assume that a headline score tells the whole story.
- Discuss planned changes. New borrowing or changed employment can affect affordability even after an AIP. Keep your adviser informed.
A credit-reference agency’s consumer score is a guide, not a universal mortgage pass mark. Lenders assess the application using their own criteria. A high score does not guarantee an offer, and a lower score alone does not establish that every lender will decline you.
Talk through the next step with Count Ready
If you are unsure whether to request an AIP, renew one or apply again after a decline, tell us what stage you have reached. We can discuss your circumstances and the checks to clarify before proceeding.
Discuss my AIP and credit-check questions
The form requests a conversation; it does not issue an AIP or submit a mortgage application. Start with a brief outline. You do not need to attach bank statements, identification or your credit report. If you have owned a home before, mention that so we can discuss the relevant route.
Advice is available by phone and online. Call 01245 934515. The initial consultation is free. Fees for further work vary by case and are agreed before chargeable work begins. A processing fee may apply separately from an offer fee and is not charged in every case. See our advice and fee explanation.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Questions about AIPs and credit checks
Does checking my own credit report affect my score?
No. Looking at your own report does not lower your credit score. It is a useful way to check the information recorded before discussing a mortgage application.
Can a soft-search AIP still be declined?
Yes. A soft search describes the type of credit check, not the decision the provider must reach. Affordability, the information supplied and lender criteria can still lead to a decline or a referral for more information.
Will a full mortgage application involve another credit check?
Normally, yes. A soft search at AIP stage does not mean the full application is also soft-search only. Ask the lender or adviser about its application checks and any later reassessment.
Should I choose a mortgage only because its AIP uses a soft search?
No. The search type matters, but the mortgage must also suit your circumstances, budget and property. Consider eligibility, total cost and product terms rather than selecting a lender on this feature alone.
Does an accepted AIP mean my credit history has been approved for the mortgage?
No. An AIP is provisional. Further checks, supporting evidence and changes before completion can affect the outcome. Continue to provide accurate information and tell your adviser about relevant changes.
Sources and review
Checked on 7 September 2026 using the Experian and Nationwide guidance linked above, Experian’s AIP guidance and MoneyHelper’s guidance on declined mortgage applications. Provider processes can change. This is general UK information, not a personal mortgage recommendation.