Act before the date on the offer. Check the exact expiry conditions, ask the lender or broker for a written extension, and tell your conveyancer and estate agent what is happening. An extension is discretionary, not automatic. If it is refused or the offer expires, establish promptly whether the lender will reissue it or whether you need a new application, then compare the cost and timing before agreeing to exchange or completion.
What happens if your mortgage offer expires before completion?
Your lender’s formal mortgage offer sets out the loan amount, interest rate, repayments, conditions and the date by which the offer must be used. The date is lender-specific. The Financial Conduct Authority says accepted mortgage offers normally stand for three to six months, depending on the lender (2026 consumer guidance); Lloyds says most of its offers last up to six months. That range is not a rule for your case, so use the date printed on your own offer.
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An offer is different from an agreement in principle (also called a decision in principle). An agreement in principle is an early indication based on limited information; a formal offer follows underwriting and is tied to the property and stated conditions. Do not assume that an agreement in principle, an extension request or a scheduled completion date keeps the mortgage available after the formal expiry date.
If completion is delayed, the lender may agree to extend the offer, reissue it, or require a fresh application. The lender can ask for updated affordability or credit checks, a new valuation and fees, and the replacement offer may have a different rate or conditions. Nothing is approved until the lender confirms it in writing.
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What should I do if my mortgage offer expires?
- Read the formal offer today. Record the expiry date, property address, loan amount, rate, product conditions, required documents and the lender’s contact instructions. Check whether the date is conditional on a particular completion or drawdown process.
- Contact the lender or broker before expiry. Ask for an extension in writing and request the lender’s expected decision date. MoneyHelper recommends making the request with a few weeks’ notice. The lender is not obliged to grant it.
- Notify the conveyancer and estate agent. Send them the exact expiry date and ask for a realistic completion forecast. Request a list of outstanding legal, title, survey, search and lender items, with an owner and expected completion date for each.
- Coordinate information sharing. Where necessary, authorise the broker, lender, conveyancer and other transaction parties to discuss progress so that a missing document or query is not left unresolved.
- Get a written lender decision. Ask how long an extension would last, whether the rate and other terms remain unchanged, what checks or valuation are required, whether fees apply and when the written confirmation will arrive.
- Prepare a fallback before the date passes. If an extension is refused or cannot be decided in time, ask whether the current lender can reissue the offer and whether a new application is needed. Do not set an exchange or completion date on the assumption that funding will be available.
Can I extend my mortgage offer?
Often you can request an extension, but there is no universal entitlement or fixed extension period. MoneyHelper says an extension, if granted, may run from about one month to as long as six months in some cases. Which? reports that lenders vary in how difficult, expensive and time-consuming extensions are, including whether they repeat credit, affordability or valuation checks. Those are general descriptions, not promises from any particular lender.
Questions to ask the lender or broker
- Will you extend this specific offer, and what is the latest date for making the request?
- How long would the extension last, and is the new expiry date fixed?
- Will the existing interest rate, loan amount, product and conditions be preserved?
- Will you rerun credit, income, expenditure or affordability checks?
- Do you need updated payslips, bank statements, tax records, employment confirmation or debt information?
- Will the property need a new valuation or inspection, and who pays for it?
- Are there administration, valuation or product fees?
- Could a change in your circumstances or the property cause the offer to be amended or withdrawn?
- Who will issue the written decision, and when can your conveyancer rely on it?
David Blake of Which? Mortgage Advisers notes: Some lenders are much better at dealing with extensions than others
. That variation is why the terms of your own offer and a written lender response matter more than a general statement about what lenders usually do.
Tell the conveyancer and estate agent immediately
The expiry date is a funding deadline, not a completion plan. Send the date to your conveyancer and estate agent even if the transaction appears to be progressing normally. MoneyHelper suggests alerting the conveyancer when two months remain; Mortgage Scout also recommends telling both the conveyancer and estate agent promptly.
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Ask for a transaction-status report
Request a short written update showing what remains outstanding: searches, replies to enquiries, title or lease documents, management-pack information, survey or valuation issues, lender conditions, deposit evidence and any other item that could prevent exchange or completion. Ask who is responsible for each item and the earliest realistic date it can be cleared.
Do not exchange on an assumption
Before agreeing to exchange or a completion date, ask the conveyancer to explain the legal commitment and the consequences if the mortgage funds are not released. Also ask the lender to confirm that the mortgage can be drawn under the proposed timetable and all conditions. In England and Wales, GOV.UK says a purchase offer is not legally binding until exchange of contracts. That statement does not establish the law in Scotland, Northern Ireland or another jurisdiction, and it is not individual legal advice.
If the extension is refused or the offer expires
Ask the lender or broker whether the existing case can be reissued or whether you must submit a fresh application. A new application may take several weeks and can involve new credit and affordability checks, a valuation and additional fees. The product available at that point may have a different interest rate, loan-to-value limit, repayment structure or conditions.
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Recheck your circumstances before applying
Tell the lender about changes in income, spending, debts, employment, deposit, dependants or the property. Do not assume the previous underwriting decision carries over. Lloyds states in its process that new information can be grounds for withdrawing an offer; that example should not be treated as every lender’s policy, but it illustrates why current information must be accurate.
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Compare the rate, monthly payment, total cost over the relevant period, fees, early-repayment terms, required insurance or other conditions, valuation requirements and the date funds could be released. A lower headline rate is not necessarily better if the offer arrives too late for the contract timetable or carries substantial fees.
| Route | What to establish | Main risks or costs |
|---|---|---|
| Extension | Likelihood, new expiry date, rate and term preservation, checks, valuation, fees and decision date | Not guaranteed; lender may repeat underwriting or decline after reviewing updated information |
| Fresh application | Current products, affordability, credit assessment, valuation, fees and time to a new offer | Several weeks of delay; new rate or conditions; affordability may have changed |
| Bridging finance | Total interest and fees, term, security, repayment or exit plan and consequences if the permanent mortgage is delayed | High-interest specialist borrowing can materially increase the purchase cost |
Bridging finance: a specialist fallback, not a default fix
A bridge is a temporary loan intended to cover a funding gap, usually secured against property. Mortgage Scout describes bridging finance as high-interest borrowing that adds to the cost of a purchase. It may be considered only after specialist advice has tested the full fees, interest, term, security and a credible exit route, such as a confirmed permanent mortgage or sale.
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Ask what happens if the main mortgage is delayed, reduced or refused. A plan that works only if a future lender accepts the case on time is not a reliable exit plan. Do not commit to a bridge without case-specific advice and a written calculation of the maximum total repayment.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.A timeline for managing the deadline
Two months or more before expiry
- Confirm the date and conditions in the offer.
- Ask the conveyancer for every outstanding item and a realistic completion forecast.
- Tell the estate agent and broker that the date is a hard funding deadline.
- Start the extension request if completion is not clearly achievable.
A few weeks before expiry
- Submit any lender-requested documents promptly.
- Ask whether a valuation, credit check or affordability review is outstanding.
- Obtain an expected decision date in writing.
- Ask the conveyancer whether exchange can safely occur under the confirmed funding timetable.
Within days of expiry
- Do not rely on a telephone assurance; obtain the written extension or reissued offer.
- If no decision is available, ask the lender what happens on the expiry date and whether a new application should begin immediately.
- Tell the conveyancer and estate agent that the funding position is unresolved and pause any commitment that depends on the mortgage.
After expiry
Confirm in writing whether the offer has lapsed, been extended or been replaced. Ask the lender or broker for the next application steps, likely timing, valuation requirements and fees. Keep the conveyancer informed so that contractual dates can be reviewed before you incur a legal commitment.
Common mistakes that make expiry problems worse
- Confusing an agreement in principle with a formal offer: only the formal offer’s conditions and expiry date govern the approved mortgage.
- Waiting until the final week: the lender may need documents, checks or a valuation, leaving no time for correction.
- Assuming another lender’s practice applies: extension periods, checks and fees vary by lender and case.
- Treating a request as approval: an extension is not effective until the lender confirms it in writing.
- Agreeing dates without the conveyancer and lender: exchange can create legal obligations while funding remains uncertain.
- Choosing a bridge on the monthly payment alone: compare all interest, fees, security and the consequences of a failed exit.
- Hiding changed circumstances: updated income, debt or property information must be disclosed accurately for any extension or new application.
Which rules apply to your transaction?
This guidance is UK-focused. The FCA’s three-to-six-month figure is a general consumer range, not a guarantee. MoneyHelper’s possible one-to-six-month extension range is also general. Your offer letter, lender’s written decision and the law of the jurisdiction where the property is located control the practical outcome.
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For England and Wales, GOV.UK explains that the purchase becomes legally binding at exchange rather than when an offer is accepted. Scotland, Northern Ireland and other jurisdictions have different conveyancing processes, so ask a local conveyancer about the effect of an expired offer, missives or contract deadlines. If a broker, solicitor or surveyor is recommended and a referral fee applies, GOV.UK says that fee must be disclosed; you do not have to use the recommended provider.
Questions to put in your email today
To the lender or broker: “My formal offer expires on [date]. Please confirm whether an extension is available, the latest request date, the proposed new expiry, whether the rate and conditions remain unchanged, all checks and fees, and when I will receive written confirmation.”
To the conveyancer: “My mortgage offer expires on [date]. Please list every outstanding matter, who is responsible, the earliest realistic exchange and completion dates, and any legal risk if funding is not confirmed.”
To the estate agent: “Please note the lender deadline of [date] and confirm whether all parties are working to a completion timetable that allows the lender to release funds.” Use the actual date from the offer rather than a rounded estimate.
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