You may be able to get a mortgage in principle with adverse credit, but the outcome depends on the lender and your full circumstances. Before requesting one, establish what is on your credit file, check affordability and discuss which lender’s criteria may fit. An accepted AIP is provisional; it does not guarantee a mortgage offer.
Written by Count Ready · Updated 7 September 2026 · Guidance for UK mortgage applicants.
Can you get an agreement in principle with bad credit?
Potentially. “Bad credit” covers very different situations, from an isolated missed payment to defaults, court judgments or insolvency. A lender’s assessment depends on the details, not just the label or a consumer credit score.
There is no separate universal “bad-credit AIP” with standard acceptance rules. A mortgage in principle, agreement in principle (AIP) and decision in principle (DIP) commonly describe a provisional lender decision. Our AIP overview explains how this differs from a broker estimate and a formal offer.
For the wider service, see Count Ready’s bad-credit mortgage advice. This guide focuses on preparing for the provisional-decision stage.
What should you prepare before an AIP request?
| Area | Useful details |
|---|---|
| Credit events | What happened, the recorded date, amount, account type and whether it is outstanding, settled or satisfied. |
| Current commitments | Balances, monthly repayments, any arrears and any repayment arrangement still running. |
| Income and spending | Reliable income figures, employment or business circumstances, dependants and regular household costs. |
| Deposit and purchase | Deposit amount and source, intended price, property type and money retained for buying costs. |
| Previous requests | Lender names, dates, stage reached and any explanation received for a referral or decline. |
Read the entries themselves rather than sending only a screenshot of your score. The ICO explains how to obtain a free statutory credit report and query inaccurate information. A paid monitoring subscription is not required to obtain a statutory report.
If an entry is wrong, raise it with the relevant organisation and credit-reference agency. Keep evidence of the correction request. An adviser can discuss how it affects the proposed application, but cannot promise to remove accurate information.
How do deposits, income and joint applicants affect the decision?
A larger deposit may widen the available options, but it does not override unacceptable credit history or unaffordable repayments. There is no single deposit percentage that guarantees an AIP for every adverse-credit case. Keep buying costs and an emergency reserve in your budget.
If family money forms part of the deposit, disclose the arrangement and read our gifted-deposit guidance. Do not describe a repayable family loan as an unconditional gift.
For joint applications, both applicants’ circumstances matter. A partner’s stronger credit history does not erase another applicant’s record. Do not add someone solely as an assumed route around lender checks; ownership, borrowing and legal responsibilities need careful consideration.
Self-employed applicants should use supportable income figures and explain the business structure. A positive provisional result does not mean the lender has accepted all the income evidence needed for the full application.
How to approach a bad-credit mortgage in principle
- Start with a circumstances review. Explain the credit events and your current finances. Discuss whether an application now is realistic or more preparation is needed.
- Check relevant lender criteria. An adviser can consider how the credit history, income, deposit and property fit together before recommending a route.
- Understand the search and fees. Ask whether the AIP uses a soft or hard credit search and what chargeable work, if any, has been agreed.
- Provide accurate details. Answer the lender’s questions fully. Do not omit a known issue because you think it is too old or minor to matter.
- Review the decision and conditions. Find out what has been checked and what remains before relying on the result when progressing a purchase.
Some cases need clarification or manual assessment, so an instant online result is not a service promise. An adviser may conclude that waiting or resolving an evidence issue is more appropriate than submitting another request immediately.
Will the AIP involve a soft or hard credit search?
Check with the provider before proceeding. A soft search does not lower your score; a hard search is visible to other lenders and may affect it. Neither type guarantees acceptance, and the full mortgage application can involve further checks.
Do not choose a lender only because its initial search is soft. Eligibility, affordability and the suitability of the eventual mortgage still matter. Our AIP credit-check guide covers repeat applications and unexpected searches.
What should you do after the result?
If accepted: read the amount, conditions and expiry date. Ask whether the particular credit history has been assessed and what evidence remains outstanding. Do not treat the figure as a spending target or confirmation that the property will be acceptable.
If referred: ask what information or review is needed. A referral is not necessarily a decline, and submitting duplicate requests may not resolve it.
If declined: check the information supplied and ask what explanation is available. One provider’s decision does not establish what every lender will decide. Discuss the reasons before applying elsewhere; do not alter accurate figures to chase an acceptance.
MoneyHelper explains common mortgage-decline issues and next steps. If you are struggling with current debts, getting a mortgage may not be the immediate priority: its free debt-advice locator can help you find support.
What can change between an AIP and a mortgage offer?
The full application includes further evidence and property checks. Differences in income evidence, undisclosed commitments, new arrears, changed circumstances or an unsuitable property can change the outcome. Continue to tell your adviser about relevant changes.
Check the issuer’s expiry terms. Our AIP duration guide explains renewal and why an AIP does not normally reserve a mortgage rate. Do not assume that a positive AIP allows you to make a binding purchase commitment; ask your solicitor about the legal position in the relevant UK nation.
Discuss your position with Count Ready
Tell us whether you are researching, viewing homes or have already received a lender decision. A brief outline of the credit issue, approximate deposit and income will help us understand the conversation you need.
Discuss an AIP with adverse credit
The form requests a conversation, not an AIP or a mortgage application. Please do not include account numbers or attach financial documents in the initial enquiry. 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.
Bad-credit AIP questions
Can I get an AIP with a default or CCJ?
It may be possible, but the date, amount, current status and wider application matter. A lender accepting some defaults or judgments does not mean it will accept every case. Check the relevant criteria before requesting a decision.
Does settling a debt guarantee an AIP?
No. Settlement may be relevant to a lender, but it does not erase the history or guarantee acceptance. Discuss the effect on your deposit, current commitments and overall affordability before making decisions solely to obtain an AIP.
Is no credit scoring the same as no credit check?
No. A lender may assess credit history and supporting evidence without relying on an automated consumer-style score. Do not interpret that wording as permission to omit credit issues or as a guarantee of acceptance.
Can I get a bad-credit AIP with a small deposit?
Possibly, but deposit requirements depend on the lender, credit history and the rest of the case. There is no universal minimum for all adverse-credit applicants. Check eligibility and buying costs before relying on a small-deposit budget.
Should I request another AIP immediately after a decline?
First check what was submitted and ask why the provider declined. An adviser can discuss whether correcting an error, finding a more suitable lender or preparing further is appropriate. Repeated speculative applications are not a substitute for understanding the issue.
Sources and review
Reviewed on 7 September 2026 using the ICO and MoneyHelper guidance linked above. Individual lender criteria and search processes must be checked for the proposed application. This guide provides general UK information, not a personal mortgage recommendation.