A mortgage in principle lasts for the period set by the issuing provider. Check the expiry date on your document: there is no single UK-wide validity period. For example, NatWest currently states 30 days for its AIP, while Nationwide states 90 days for its DIP. Neither period guarantees that a full mortgage application will be accepted.
Written by Count Ready · Updated 7 September 2026 · Guidance for UK homebuyers.
Where should you check how long your AIP lasts?
Start with the certificate, email or online account supplied by the provider. Look for the issue date, expiry date, conditions and instructions for using the result. If the date is missing or unclear, ask the issuer before relying on it.
| Provider | Published period |
|---|---|
| NatWest AIP | 30 days. Check the current document and instructions for your application. |
| Nationwide DIP | 90 days. Nationwide says you can apply for another DIP if it expires before you find a property. |
These examples show why a general 60–90-day rule can be misleading. They are not a recommendation of either lender, and policies can change.
A broker’s own borrowing certificate may work differently from a lender’s decision. Check who issued yours. For the distinction between estimates, AIPs and formal offers, see our mortgage-in-principle guide.
What should you do when your mortgage in principle expires?
An expired AIP is out of date; expiry alone is not a mortgage decline. You may still be able to proceed, but the next step depends on whether you are still searching, have found a property or have already submitted a full application.
- Check which document has expired. An AIP is different from a formal mortgage offer or a product reservation.
- Contact the provider or your adviser. Ask whether the process is an update, a fresh AIP or another step in an application already underway.
- Review your information. Confirm current income, commitments, deposit and applicants. Explain anything that has changed since the previous decision.
- Ask about the credit search. Establish whether the request involves a soft or hard search before proceeding.
- Read the new result. Check the amount, conditions and expiry date rather than assuming the old decision has simply been extended.
Do not edit the date on an old certificate or present it as current. If an estate agent requests updated evidence, explain that you are checking it with the provider.
Can you extend or renew an AIP before it expires?
Ask the issuer. Some processes require a fresh request; others may allow information to be updated. An extension is not automatic, and a new result may differ from the original.
If you are actively viewing homes or about to make an offer, it is sensible to review the expiry date in advance. If you have paused your search, discuss whether you need another AIP now rather than renewing repeatedly without a reason.
There is no universal number of days before expiry when everyone should reapply. The right timing depends on the provider’s process and your next purchase step.
Can an AIP need reviewing before its expiry date?
Yes. A future expiry date does not mean the original information remains suitable regardless of what happens. Tell your adviser or lender about relevant changes, including:
- Starting a different job, changing hours or moving into self-employment.
- A change in income, regular spending or existing credit commitments.
- A different deposit amount or source, including new family help.
- Adding or removing a joint applicant.
- A different purchase price, property type or buying arrangement.
A change does not automatically mean a decline. It means the provider may need to reassess the case or explain what evidence is required. Do not wait for expiry to disclose information that could affect lending.
If family money has become part of the deposit, our existing gifted-deposit guide explains the questions and evidence to prepare.
Does renewing an AIP affect your credit score?
That depends on the search used. A soft search does not lower your score; a hard search leaves a record other lenders can see and may affect it. Ask about the renewal itself, even if the original request used a soft search.
Nationwide currently says that applying for another DIP after expiry will not affect your credit score. That is its own process, not a promise about every provider. Our AIP credit-check guide covers repeat requests and the difference between a search and a declined application.
Does an AIP expiry date tell you how long a mortgage rate is held?
No. An AIP does not normally reserve a particular rate or product. Its validity period should not be treated as a price guarantee. Ask what action is required to secure a chosen deal, whether any fees apply and what conditions attach to the reservation.
| Document or stage | What to check |
|---|---|
| AIP or DIP | The period for the provisional decision and whether information needs updating. |
| Product reservation | Whether a deal has actually been reserved, its conditions and any application deadline. |
| Formal mortgage offer | The offer’s own expiry date, conditions and what must happen before completion. |
If you already have a formal offer, use that document and your adviser’s instructions to check deadlines. Renewing an AIP does not extend a mortgage offer.
What if you have found a home or the purchase is delayed?
Before the full application: tell your adviser about the property and your AIP date. They can check the next application step and whether the original lender remains suitable.
After the full application: do not assume the application has failed because the earlier AIP date passes. Ask the lender or adviser about the current application status and any outstanding requirements.
After a formal offer: a delay in the chain or a new-build completion date may raise an offer-expiry issue. Contact your adviser and conveyancer early. Any extension or reassessment depends on the lender; it is not guaranteed.
The legal purchase process differs across the UK, particularly Scotland’s missives process. Your solicitor should explain when you become committed and what protection is needed. An AIP is not a substitute for that advice.
Ask Count Ready what to do before your AIP expires
Tell us who issued the AIP, its expiry date, whether you have found a property and whether your circumstances have changed. We can discuss the appropriate next step and the information to check before another request.
Discuss my AIP expiry or renewal
This form requests a conversation; it does not renew an AIP or submit a mortgage application. Start with a brief outline and keep financial documents for an agreed secure route. If you have owned a home before, mention that so we can discuss the relevant options.
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. Read our advice and fee explanation.
Your home may be repossessed if you do not keep up repayments on your mortgage.
AIP expiry and renewal questions
Is an agreement in principle always valid for 90 days?
No. The validity period is provider-specific. Check the date and conditions on your document rather than assuming a standard period applies to every lender.
Can I still view homes after my AIP expires?
You can continue your property search, but do not present an expired AIP as current evidence of borrowing. If an agent asks for updated evidence or you are preparing an offer, contact your adviser or provider about the next step.
Will a renewed AIP show the same borrowing amount?
Not necessarily. Updated income, commitments, deposit details or lender criteria can change the result. Review the new amount and conditions before relying on it.
Does an expired AIP mean I have lost my mortgage offer?
An AIP and a formal mortgage offer are separate documents. If a full application is underway or an offer has been issued, ask about that application or offer rather than assuming the earlier AIP expiry determines the outcome.
Do I need to use the same lender when I renew?
Not normally. Your adviser can review suitable alternatives, but another lender will assess the case itself. Check the search type, any agreed fees and whether changing provider fits your purchase timetable.
Sources and review
Provider periods and renewal statements were checked on 7 September 2026 using the NatWest and Nationwide pages linked above. Recheck the issuing provider’s current terms before acting. This guide provides general UK information, not a personal mortgage recommendation.