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Scan for outdated or missing drivers - takes under a minuteDriver Scan →Clear out junk files and repair common Windows errorsFree Scan →Fix the driver behind crashes, sound loss and screen glitchesFind Drivers →In the UK, a mortgage decision in principle (DIP) usually lasts 30 to 90 days. The exact period is set by the lender and can differ between applicants, so the expiry date on your confirmation is the date that matters.
A DIP is only an initial indication of possible borrowing. It is not a formal mortgage offer and does not guarantee approval after the lender checks your full finances and the property.
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The usual validity period
There is no single UK-wide expiry period for a mortgage decision in principle. MoneyHelper’s 2025 consumer guidance describes 30 to 90 days as the typical range. Individual lender pages show why checking your own paperwork is essential: one lender may give you a month while another gives you three months.
The period normally runs from the date the lender issues the decision, although the document or online account should make the relevant date clear. Some confirmations show an explicit “valid until” date; others state a number of days. Keep the original email, PDF or account message so you can check the terms later.
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If you have not submitted a full mortgage application before the DIP expires, contact the lender or your broker. You may be able to refresh the decision, or you may need to submit a new DIP application using your current information.
Examples of lender validity periods
The following published terms illustrate the variation. They are examples rather than a complete survey of the UK market, and a lender can change its terms or apply different conditions to an individual application.
| Lender | Published validity |
|---|---|
| NatWest | 30 days |
| Santander UK | 60 days |
| Barclays | Usually 90 days |
| Nationwide | 90 days |
NatWest says that the duration can differ from lender to lender and that an agreement in principle is not legally binding. Its page also says the indication does not guarantee that a mortgage will be offered, even if you later apply with the same lender. The other figures above come from the lenders’ own live guidance, accessed in 2026.
Because lender webpages can change and often do not display a publication date, treat your personal confirmation as the authoritative source. If the confirmation and a general webpage appear to conflict, ask the lender which date applies to your case.
What a DIP is—and what it is not
An early affordability indication
A DIP, agreement in principle (AIP) and mortgage in principle are common names for the same broad stage. Experian also lists terms such as approval in principle, mortgage promise and lending certificate. The lender uses information you provide—such as income, debts, deposit and spending—to estimate whether it might lend and, in some cases, the approximate amount.
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The assessment is based on initial information rather than the complete evidence required for underwriting. It can help you set a realistic price range and show an estate agent that you have started the borrowing process, but it is not proof that funds are reserved.
Not a formal mortgage offer
A formal offer comes after a full application. At that stage the lender normally verifies income and identity, examines supporting documents, checks the complete credit history and assesses the property. The lender can reduce the amount, change the terms or decline the application if the verified information, property or circumstances do not meet its criteria.
Even a DIP from the same lender does not remove those later checks. Do not exchange contracts or make an irreversible financial commitment on the assumption that the DIP amount is guaranteed.
How to find your exact expiry date
Use a short record-keeping check as soon as the lender issues the decision:
- Open the confirmation. Check the PDF, email or secure-message area where the DIP was issued.
- Look for the validity wording. It may say “valid until” followed by a date, or state a period such as 30, 60 or 90 days.
- Check which application the date relates to. A revised DIP, a change of lender or a new borrowing amount may create a new decision and a new expiry date.
- Save the document. Keep the issue date, expiry date, reference number and the details you supplied.
- Ask if anything is unclear. A lender or broker can confirm whether the period starts on submission, approval or another stated date.
Put the expiry date in your calendar with a reminder several weeks beforehand. That gives you time to correct outdated information or reapply without rushing a purchase.
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What happens if your decision expires?
An expired DIP does not automatically create a debt or cancel an existing mortgage. It simply means the lender’s preliminary indication is no longer current. MoneyHelper and Experian say you can apply for a new decision after expiry, either with the same lender or with another lender.
The lender may reassess the application using current details rather than simply extending the old result. Be ready to update your salary, employment status, debts, credit commitments, deposit, address and expected purchase price. If any figure has changed, disclose it rather than copying the earlier application.
Ask whether the lender can refresh the existing record or requires a completely new application. The practical route depends on the lender’s process, how much time has passed and whether your circumstances have changed.
If you have already found a property
Tell the estate agent, conveyancer and broker that the DIP is being renewed if they are relying on it as evidence of your buying position. A replacement DIP may be needed before an offer is accepted or before the transaction progresses, but the estate agent’s requirements are separate from the lender’s underwriting decision.
If you are still searching
Reassess your budget before requesting another decision. A lower target price, a larger deposit or changed monthly commitments can affect the amount that appears affordable. Do not increase the figure merely to make an offer look stronger; the lender will still check affordability in the full application.
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Credit checks: do not assume every DIP is “soft”
Credit-check treatment varies. Nationwide says its DIP uses a soft check. A soft check is visible to you on some credit reports but is not generally used by lenders to assess new borrowing in the same way as a hard search. However, that does not establish the practice for every lender.
Santander’s guidance distinguishes its full mortgage application and describes a hard credit check at that later stage. The fact that one lender uses a soft check for a DIP and another explains a hard check for a full application is why you should read the specific lender’s explanation before applying.
Ask these questions if the search type matters to you:
- Will the DIP use a soft search, a hard search or another form of assessment?
- Will a subsequent full application create a separate hard search?
- How long will the search or application information remain visible on your credit file?
- Will submitting another DIP with the same or a different lender trigger another search?
Do not make multiple applications on the assumption that all preliminary checks are invisible. If you are comparing lenders, a broker can explain the stated search process, but you remain responsible for checking the terms before submitting an application.
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Why a later application can produce a different result
A DIP is only as accurate as the information used for the initial assessment. A later decision can change when:
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- your income, hours, employment type or probationary status changes;
- you take out a loan, increase a credit-card balance or add a finance payment;
- your deposit changes or comes from a different source;
- your household circumstances or regular spending change;
- the purchase price, property type or intended use changes;
- the lender updates its affordability policy or product criteria; or
- the full credit, identity, income or property checks identify information that was not included initially.
The property itself can be decisive. A lender may lend against one property but not another because of valuation, construction, lease, location or intended use. A DIP does not replace the lender’s valuation or legal and underwriting checks.
A practical renewal process
Use this sequence when the deadline is approaching or has passed:
- Review the old decision. Note the original income, debts, deposit, loan amount and purchase price.
- Update every changed figure. Include new employment, borrowing, dependants, address, deposit source and monthly commitments.
- Confirm the search type. Read the lender’s current explanation of whether the new DIP involves a soft or hard check.
- Ask about the existing reference. The lender can tell you whether it can refresh the decision or whether a new application is required.
- Submit only accurate information. An optimistic estimate that cannot be evidenced can create problems during underwriting.
- Save the new confirmation. Record its issue date, expiry date, amount and any conditions.
- Recalculate the purchase budget. Include mortgage payments, taxes, insurance, maintenance and other ownership costs rather than treating the DIP amount as a spending target.
If your circumstances have deteriorated, explain that before reapplying. A lender may suggest a lower amount, a different product or a pause while you improve affordability. Concealing a change can cause a later application to fail when documents are checked.
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Before making offers
Obtain the DIP close enough to your likely house search that the expiry date remains useful, but do not wait until the day you intend to offer. Estate agents may ask for evidence of borrowing capacity, and correcting an application can take time.
After an offer is accepted
Move promptly to the full application. Gather payslips, accounts, bank statements, proof of deposit, identification and details of existing credit. The full mortgage process has its own timetable; the DIP’s remaining days do not guarantee that the lender will issue an offer before it expires.
During delays
Chains, searches, valuations and conveyancing can take longer than expected. If completion is delayed, check whether the lender’s formal offer—not merely the DIP—has an expiry date and whether it must be extended. A DIP renewal does not automatically extend a formal mortgage offer.
Common mistakes to avoid
- Relying on a generic validity period. “Three months” is not universal; use your own document.
- Confusing a DIP with approval. The lender has not completed the full affordability and property assessment.
- Ignoring changed circumstances. Reusing old figures can make the new decision inaccurate.
- Assuming renewal is automatic. Ask whether the lender refreshes the record or requires a new application.
- Assuming all credit checks are soft. Check the lender’s current wording before applying.
- Applying repeatedly without a plan. Multiple searches or inconsistent information can complicate your borrowing record and delay a purchase.
- Budgeting to the maximum DIP amount. Leave room for interest-rate changes, ownership costs and an emergency reserve.
When a mortgage adviser may help
You do not need a broker simply to renew a DIP. You can ask the lender directly whether it can refresh or replace the decision. An adviser may be useful if your income is complex, you have recently changed jobs, your deposit has several sources, you have unusual credit commitments or you want to understand how different lenders’ validity and search practices affect your timing.
Whether you apply directly or through an adviser, verify the lender’s current terms, the fee arrangement and the status of any recommendation. A broker cannot turn an expired DIP into a guaranteed mortgage offer; the chosen lender still makes the final underwriting decision.
Quick Recap
Key points to keep with your paperwork
- The normal UK range is 30 to 90 days, but the lender’s stated expiry date controls.
- A DIP, AIP and mortgage in principle are names for an initial indication, not a formal offer.
- Expiry usually means you must ask for a refresh or submit a new decision using current information.
- Credit-check practices differ, so read the lender’s explanation rather than assuming the check is soft.
- The final amount and approval can change after detailed financial and property checks.
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