--- title: "Mortgages in principle and your score" description: "An MIP is unlikely to affect your credit score, since most major lenders only run a soft search. It's an estimate, not an offer — and you can still be…" canonical: "https://totalcreditcheck.co.uk/help-centre/articles/mortgages-in-principle-and-your-score/" topic: "Mortgages and buying a home" published: 2024-07-24 updated: 2026-06-23 author: "Harry Austin" publisher: "Total Credit Check (Piomes Ltd)" --- # Mortgages in principle and your score Most mainstream lenders use only a soft search for an MIP, so it costs your score nothing. The important caveat is what "in principle" actually means. **The short version:** an MIP is unlikely to affect your credit score, since most major lenders only run a soft search. It's an estimate, not an offer — and you can still be declined later. A Mortgage in Principle is a rough estimate from a lender of what you could afford to borrow. Worth getting before you start searching, because it gives you a realistic budget and shows sellers and estate agents you're a serious buyer. ## Is an MIP the same as a decision in principle? Yes. It goes by many names depending on who you ask — Mortgage Agreement in Principle, Mortgage Promise, Decision in Principle (DIP), Agreement or Approval in Principle (AIP). They all mean the same thing: **an official, written estimate from a bank, [building society](https://totalcreditcheck.co.uk/help-centre/glossary/#building-society) or [mortgage broker](https://totalcreditcheck.co.uk/help-centre/glossary/#broker) showing how much you could, in theory, borrow.** The "in principle" part matters. The decision is based on the information *you've* provided. It isn't an official mortgage offer, no deep dive into your finances has happened, and it's subject to change once they examine your income, expenses and [credit history](https://totalcreditcheck.co.uk/help-centre/articles/credit-reports-and-scores-the-basics/). ## Does getting one affect your score? It could, depending on whether the lender runs a hard or soft search. - **[Soft searches](https://totalcreditcheck.co.uk/help-centre/glossary/#soft-search)** happen when you check your own report, or check eligibility for a product. Your full report is typically viewable, but since no formal application is being made, **a soft search won't affect your score.** - **[Hard searches](https://totalcreditcheck.co.uk/help-centre/glossary/#hard-search)**, or credit application searches, reflect a formal application. Each is recorded, and other companies can see you've recently applied. A lot close together can lower your score. **Good news: many of the UK's mainstream mortgage lenders state that getting an Agreement in Principle with them won't affect your credit score, because it only involves a soft check.** Other lenders may run a hard search before issuing one — though a single hard check in isolation is unlikely to matter much. **Can you get one without a credit check?** Yes. Many mortgage brokers offer an MIP as part of their service, and some state no credit check is required. Check before submitting if you're unsure. **Can you get one with bad credit?** More challenging, but not impossible. It depends what's bringing your score down, how severe it is and how long ago. A couple of missed mobile phone payments from three years ago, with nothing since, might well be overlooked — provided the rest of their criteria are met on income, expenses, employment status, deposit and how much you want to borrow. Always [check your credit report](https://totalcreditcheck.co.uk/free-statutory-reports/) before applying for any credit agreement, even in principle. Fixing errors helps your score and your chances. For specific advice, speak to a mortgage broker. There's more in [the score you need to buy a house](https://totalcreditcheck.co.uk/help-centre/articles/the-score-you-need-to-buy-a-house/). ## What you need to apply You usually **won't** need bank statements, payslips or other supporting documents. The lender or broker will ask you to confirm: - Your personal details — full name, date of birth, current address - Your address details for the past three years - Your income and monthly expenses - Information about existing credit agreements - How much you have in savings - How much you have for a deposit - Roughly how much you're looking to borrow You'll then receive a letter or certificate outlining the amount, which you can take to viewings. **How long does it last?** Between **30 and 90 days**, depending on the lender. If you haven't made an offer before it expires, you can renew it or apply for another with the same or a different lender. You can even hold several at once while chasing the best deal — just check whether each involves a soft or hard search. ## How reliable is an MIP? It's an indication of what you could borrow, assuming you've been truthful and accurate. **It is not a guarantee. You can still be declined for a mortgage after getting one.** At the MIP stage the lender isn't examining your finances in depth, and it isn't tied to a particular property. Once your offer on a home is accepted, you submit a full application — at which point the lender reviews payslips and bank statements, and runs a **hard search** on your credit report. They'll also carry out a [Mortgage Valuation](https://totalcreditcheck.co.uk/help-centre/glossary/#mortgage-valuation) to confirm the property is worth what you're paying. With that much more detail, an application can be rejected even by the same lender who issued the MIP. Common reasons: - You've failed their [affordability](https://totalcreditcheck.co.uk/help-centre/glossary/#affordability) criteria - Your employment situation has changed — moving from full-time to part-time, say - The property has an issue, whether it's valued lower than your offer or built with non-standard construction materials - You've missed payments on a credit agreement - You have a recent court order or judgment, such as a [CCJ](https://totalcreditcheck.co.uk/help-centre/glossary/#county-court-judgment) ## The key things to remember - MIP, DIP, AIP and Mortgage Promise all mean the same thing. - Most mainstream lenders use only a soft search, so no impact on your score. - Some brokers offer an MIP with no credit check at all. - No supporting documents needed — it's based on what you tell them. - Valid for 30 to 90 days, and renewable. - It's an estimate, not an offer; rejection at full application is still possible. - The full application brings a hard search and a property valuation.