An Agreement in Principle (AIP) is a lender’s certificate showing how much you could borrow, but it is not a guarantee. Online AIPs can be misleading as they often don’t check your real income. At Mortgage Brokers Near Me, we verify your documents upfront so you know where you truly stand. AIPs usually last around 90 days, but lender rules or changes to your circumstances can void them sooner.
Sep 1, 2025
When you’re buying a house, one of the first things you’ll hear about is an Agreement in Principle (AIP). It’s also called a Decision in Principle (DIP) or Mortgage in Principle (MIP). Different names, same thing.
An AIP is a certificate from a lender saying that, based on the information given, they’d be willing to lend you the money to buy a home. But here’s the key point: an AIP is not a guarantee that you’ll get the mortgage.
Without one, you risk losing out if someone else can prove their finances are in order.
For more on why estate agents aren’t always on your side, read our guide: What You Need to Know About Estate Agents When Buying a House
“An online AIP can tell you what you want to hear, but without checking your payslips, it’s just guesswork.” – Will Sharman
The easiest and safest way is through a mortgage broker. At Mortgage Brokers Near Me, we check your documents upfront ID, payslips, bank statements to make sure the AIP reflects your real position.
Yes, you can get one online directly from a bank, but here’s the problem: you can type in any income figure you like and the system won’t check it. That’s why we say most online AIPs “mean nothing”. They can give you false confidence.
When we do it, the numbers are checked properly so there are no nasty surprises when you apply for the full mortgage.
People often say 90 days, but that’s only part of the story.
An AIP could technically be valid for one day or for months. What really matters are the lender’s rules and your circumstances.
So while many lenders keep an AIP “on their system” for around three months, its validity depends on the details.
Most lenders only do a soft credit search when you get an AIP. That means it won’t affect your score. A full mortgage application, however, involves a hard check, which does leave a mark.
Always ask your broker which type of search is being done.
No, not usually. Most AIPs only confirm borrowing potential. They don’t lock in an interest rate.
There is one high street lender that will secure a rate for 90 days, but that’s the exception, not the rule.
Here’s the truth: getting an AIP online doesn’t mean you’ll definitely get a mortgage. Some banks issue them without checking payslips or bank statements. You could put in £60,000 income when you earn £30,000, and it’ll still print out an AIP.
That’s why so many buyers get caught out. They think they’re approved, then get turned down at full application stage.
When we arrange your AIP, we check all your documents upfront. That way, if we say you’re good for a mortgage, it means the lender is very likely to approve you when the full application goes in.
What is the difference between an AIP and a MIP mortgage?
They’re the same thing Agreement in Principle, Mortgage in Principle, and Decision in Principle are just different names used by different lenders.
Do I need an AIP before viewing houses?
You can view houses without one, but estate agents take you more seriously if you have it. Think of it like having proof of funds.
Does an AIP guarantee I’ll get a mortgage?
No. It’s only a provisional check. A full application looks deeper at your income, spending, and credit.
Can I get more than one AIP?
Yes, but you don’t need loads. One well-prepared AIP from a broker is better than five rushed ones online.
How quickly can I get an AIP?
If you’ve got your documents ready, we can usually get one in minutes.
“When we arrange an AIP, we check everything upfront so you know your mortgage chances are real, not wishful thinking.” – Will Sharman
Estate agents work for the seller. Lenders work for themselves. We work for you.
When you come to us for an AIP, we check your documents properly so you know exactly where you stand. No guesswork, no false promises, just straight answers and expert guidance.
Buying a house is stressful enough. Don’t leave it to chance. Get in touch today and let us get you started with a reliable Agreement in Principle.
Want to know more about who’s really on your side? Check out our blog: Who Do You Trust When Buying a House in the UK?
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