A declined mortgage decision in principle (DIP), also called an agreement in principle (AIP) or mortgage in principle, is not a final mortgage refusal. It is an indication based on limited information, so your next move should be to pause, find out what was declined, check your records and affordability, and only then decide whether another lender is appropriate.
Do not submit several applications in quick succession. Each lender uses its own criteria, and a different lender may assess your circumstances differently, but repeated formal applications can create avoidable credit-score damage.
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First establish what was actually declined
Read the message carefully or ask your broker or lender whether the decision concerns only the initial DIP/AIP or a full mortgage application. The distinction matters because the checks are different.
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A DIP is based on information such as declared income, debts, spending and personal details. It is not legally binding and is not a guarantee that the lender will offer a mortgage. NatWest describes an AIP as a personalised indication of potential borrowing; its page also says the result is not a binding offer. The same principle applies when lenders use the terms DIP or mortgage in principle.
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A full application involves more checks
At full-application stage, the lender can verify income, examine documents, complete a more detailed affordability assessment, carry out a formal credit search and assess the property. Santander states that its full application includes a full credit search and evidence checks. Nationwide similarly distinguishes its limited-information DIP from detailed application and property checks. A positive DIP can therefore be followed by a decline, while a declined DIP does not prove that every lender will refuse you.
Do not apply again immediately
MoneyHelper warns that repeated credit applications in a short period can make you appear to have financial problems and may damage your credit score. Before another application, identify the likely issue and find out what type of search was made.
Soft and hard searches are not universal
MoneyHelper says most lenders initially use a soft search for a DIP and a hard search for a formal mortgage application, but practice varies by lender and channel. A soft search is generally visible only to you and does not affect your score in the same way as a hard search. A hard search is recorded on your credit file and can be seen by other lenders.
The following are lender-specific disclosures, not rules for every mortgage provider:
| Lender page | Published search description | Published validity period |
|---|---|---|
| Santander | Online DIP uses a soft search; full application uses a hard search | 60 days |
| NatWest | AIP does not use a full credit check; a mortgage application does | 30 days |
| Nationwide | DIP uses a soft check; full application uses a formal check | 90 days |
| HSBC | Search method and period depend on the lender’s process | Typically 60–90 days, lender-decided |
These periods and processes can change. Ask the lender or adviser, before proceeding, whether the next step will be a soft or hard search and how long the existing decision remains valid.
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Ask what information the lender can provide
A lender may not disclose the precise internal score or policy rule that produced a decline. You can still ask useful questions:
- Was the result an initial DIP/AIP refusal or a full application rejection?
- Can you give me the broad reason, such as affordability, credit information, income evidence or lender policy?
- Which credit reference agency did you consult?
- Was the decision made using automated data processing?
- Would correcting information or supplying missing documents allow a fresh assessment?
For an MCD regulated mortgage contract, the FCA Handbook contains a specific notification rule. MCOB 11A.3.3(1), last updated 25 May 2018, states: “Where an MCD mortgage lender rejects a consumer’s application for an MCD regulated mortgage contract, the MCD mortgage lender must inform the consumer without delay:”
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The adjacent requirements cover cases where the decision is based on automated processing and, where a database was consulted, require the lender to provide the database result and the database’s particulars, subject to data-protection law. This rule is limited to the specified MCD-contract context. It does not guarantee a detailed explanation of every internal affordability or policy decision on every mortgage application.
Check your credit files and the details you submitted
Obtain your reports from the credit reference agencies MoneyHelper identifies: Experian, Equifax and TransUnion. Compare the reports with the information entered on the DIP.
Look for file errors
- Payments marked late, missed or in arrears when you paid on time
- Accounts that are not yours or balances that are wrong
- Old or incorrect addresses
- Financial associations with a former partner that should have been removed
- Inconsistent name, date-of-birth or electoral-roll information
If you find an error, ask the agency that holds the record to investigate and correct it. Knowing which agency the lender used can help you prioritise the report, although checking all three may reveal different information.
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Audit the DIP form itself
Recheck your stated salary, bonus, overtime, benefits, self-employed income, regular spending, credit-card balances, loans, childcare costs, maintenance payments, employment status and address history. A typo or omission can change the affordability result. Do not alter figures to obtain a more favourable indication: the information must be complete and accurate.
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Common reasons a DIP may be declined
The decline notice alone cannot establish which reason applies to you. These are possibilities identified by MoneyHelper and lender guidance.
Credit history and existing debt
Recent missed payments, arrears, high balances or a large amount of committed credit can reduce affordability or fail a lender’s policy. A payday loan from within the previous six years may appear on a credit file. MoneyHelper says some lenders may view payday-loan use negatively, but not all lenders automatically decline applicants who have used one.
Income and employment history
Income may be too low for the requested borrowing, too variable for the lender’s rules, or not yet supported by acceptable evidence. Short employment histories, probationary employment, recent job changes and complex variable pay can require additional checks.
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Self-employed applicants should be ready to provide tax statements and business accounts for at least the last two years. Some lenders may also want evidence of future work. Requirements differ, so ask exactly which documents are acceptable before applying.
Time living in the UK
Some lenders are more cautious when an applicant has lived in the UK for less than three years. Relevant employment and immigration documents may help demonstrate status and income, but they do not guarantee approval. An adviser may know which lenders are willing to consider the circumstances.
Application inconsistencies
Differences between your application, credit file and documents can trigger a decline or a request for clarification. Check every figure and date before submitting another application.
Property-related issues
Property suitability and valuation usually become more important at full-application stage. Nationwide lists property criteria and valuation differences as reasons a full application may be affected after a DIP. A borrower can therefore pass an initial assessment but encounter a problem with the specific home.
Reassess the borrowing, deposit and evidence
Use the pause to test whether the requested loan is realistic against verified income, spending and credit commitments.
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Consider a smaller loan
MoneyHelper says asking for a smaller mortgage might help where earnings are insufficient for the requested amount. This could mean increasing your deposit, choosing a less expensive property or reducing other commitments. It is not a promise that a lower amount will be accepted.
Review the deposit
A larger deposit can reduce the loan-to-value ratio and may open more options. MoneyHelper notes that some deals exist with deposits as low as 5%, but availability depends on the lender and your circumstances. A bigger deposit does not override credit, income or property problems.
Prepare proportionate evidence
For regulated MCD mortgage affordability assessments, FCA MCOB 11A.3 says the lender should explain, in a fair, clear and not misleading way, what information or evidence is needed and the timeframe. Requests should be proportionate and limited to what is necessary for a proper assessment, although the lender may seek clarification.
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Gather payslips, P60s, bank statements, tax calculations, business accounts, proof of benefits where relevant, identification, address history and details of outstanding credit. Supply only documents requested by the lender and protect sensitive information when sending it.
Should you apply to another lender?
Possibly, but only after you understand the first result and the search that will be recorded. One lender’s criteria are not the entire mortgage market, yet a second application made without fixing an identifiable problem can create another rejection and another recorded search.
| Situation | More cautious next step |
|---|---|
| Possible credit-file error | Obtain the relevant reports, dispute the error and wait for the record to be investigated before a formal application. |
| Missing or unclear income evidence | Ask what documents are acceptable and assemble them before another DIP. |
| Requested loan appears unaffordable | Model a smaller loan, higher deposit or lower purchase price. |
| Recent payday-loan use, short UK residence or unusual income | Speak to an adviser who can explain which lenders may consider the circumstances. |
| Property or valuation concern | Check the property criteria and understand that another borrower-only DIP may not resolve a property-specific issue. |
| No clear reason and a hard search is possible | Ask the lender or adviser to clarify the criteria before authorising another formal application. |
Do not assume that an adviser can guarantee a mortgage or that a service is whole-of-market unless that is expressly verified. MoneyHelper recommends advice, particularly for applicants with payday-loan history or less than three years’ UK residence.
How long does a decision in principle last?
There is no single UK-wide expiry period. The lender pages reviewed state 30 days for NatWest, 60 days for Santander and 90 days for Nationwide. HSBC describes validity as lender-decided and typically 60–90 days. Confirm the current period directly because terms can change and an expired DIP may need to be replaced.
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- Save the decline message. Record the date, lender, product, requested loan, deposit and whether the notice refers to a DIP or full application.
- Ask the lender or broker for the broad reason. Also ask which agency was checked and whether the search was soft or hard.
- Check all relevant credit reports. Dispute inaccurate entries with the agency that supplied them.
- Reconcile the application. Correct income, debts, spending, employment and address details, and identify missing evidence.
- Rework the numbers. Consider a smaller loan, a larger deposit or a different property without assuming any change guarantees acceptance.
- Get advice where the case is non-standard. This is particularly relevant to self-employment, recent payday-loan use, short UK residence or complex income.
- Only then decide whether to approach another lender. Confirm the next lender’s search method, criteria and DIP validity before authorising the check.
Can you still get a mortgage after a declined DIP?
Yes, it remains possible, because a DIP is lender-specific and based on limited information. However, no lender is required to approve you, and a full application can still fail after a positive DIP if detailed affordability, credit, document or property checks do not pass. Treat the first decline as a signal to investigate, not as either a permanent ban or evidence that the next application will succeed.
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