When you’re thinking about buying a home or applying for a mortgage in Hull, one of the first steps is usually getting an agreement in principle (AIP).

This gives first time buyers a guide to how much you might be able to borrow and shows estate agents or sellers that you’re serious about making an offer.

As part of this process, lenders will often carry out a credit check, either a soft search or a hard search.

Understanding the difference can help you avoid any surprises and keep your credit profile in good shape before submitting a full application.

What Is an Agreement in Principle?

An agreement in principle, sometimes called a mortgage in principle or decision in principle, is a document from a lender confirming that, based on the initial information you’ve provided, they would be willing to lend you a certain amount.

It’s not a full mortgage offer, but it gives you a realistic idea of your budget and is often required when viewing or offering on properties in Hull and the surrounding areas.

To issue an AIP, the lender will usually need to check your credit file, and the way they do that can affect your credit score in the short term.

What’s the Difference Between a Soft and Hard Credit Search?

A soft credit search gives the lender access to a summary of your credit report without leaving a visible footprint that other lenders can see.

It won’t affect your credit score and is only visible to you.

Many lenders now use soft searches for AIPs because it allows you to shop around without any impact on your file.

A hard credit search is more detailed and does leave a record on your report.

Other lenders can see it, and multiple hard searches in a short space of time may cause your credit score to dip slightly.

Some lenders still use hard searches at the AIP stage, so it’s important to check before proceeding.

Does It Matter Which Type of Search Is Used?

Yes, especially if you’re comparing multiple lenders or trying to keep your credit score steady before submitting a full application.

A single hard search is unlikely to cause a problem, but too many in a short time can suggest risk to future lenders.

If you’re applying through a mortgage broker in Hull, we’ll always explain which lenders use soft searches and which use hard searches at the AIP stage.

This allows you to be strategic and avoid unnecessary dips to your score.

Can I Still Be Declined After Getting an Agreement in Principle?

Yes, an AIP is not a guarantee.

You could still be declined later if the information you provided changes, if your documents don’t match what was assumed, or if your credit score shifts between getting the AIP and applying for the full mortgage.

That’s why it’s important to stay consistent with your finances, avoid taking out new credit, and keep everything up to date once your AIP is in place.

We’ll guide you on how to keep your position stable between these stages and what to avoid while your mortgage is being arranged.

How Long Does an Agreement in Principle Last?

Most AIPs are valid for between 30 and 90 days, depending on the lender.

If yours expires before you’ve found a property or had your offer accepted, it can usually be renewed fairly easily, especially if nothing in your financial situation has changed.

We’ll keep your details on file and update your AIP as needed so you’re always ready to move when the right property comes along.

Date Last Edited: 01/07/2026