How long does a mortgage offer last UK?

Most mortgage offers last 3-6 months from the date of issue. Some lenders offer up to 9 months for new builds. The expiry date is stated on your mortgage offer letter. If you haven't completed the purchase by this date, the offer expires and you may need to reapply.

Can I extend a mortgage offer?

Most lenders allow at least one extension, typically for 1-3 months. Contact your lender before the offer expires. They may re-check your affordability and credit, and the extension may be at the same or a different rate. Not all lenders extend — some require a completely new application.

What happens if my mortgage offer expires before completion?

You'll need to either extend the offer or apply for a new mortgage. A new application means fresh affordability checks, a new credit search, and potentially a different interest rate. If rates have risen, your borrowing amount may be reduced. This can delay or even collapse your purchase.

Do I lose my mortgage fees if the offer expires?

It depends on the lender and fee. Arrangement fees paid upfront are usually non-refundable if the offer expires. Valuation fees are also typically non-refundable. If you reapply with the same lender, some may waive arrangement fees or credit them to the new application.

What Happens If Your Mortgage Offer Expires UK

What to do when a mortgage offer expires. Extension options, reapplication, and how expiry affects your house purchase or remortgage.

By PocketWise · 8 April 2026 · 3 min read

A mortgage offer has a strict expiry date. If your purchase or remortgage isn’t completed in time, here’s what happens and how to handle it.

How Long Mortgage Offers Last

Lender Type	Typical Offer Period
Most high-street lenders	6 months
Some lenders	3 months
New build purchases	6-9 months (to allow for construction)
Remortgages	3-6 months

The exact expiry date appears on your mortgage offer letter. Mark it in your calendar immediately.

Why Offers Expire

Mortgage offers have time limits because:

Interest rates change — the rate you were offered may no longer be commercially viable
Your circumstances may change — income, debts, employment
Property values fluctuate — the original valuation may no longer be accurate
Regulatory requirements — affordability assessments have a shelf life

Common Reasons for Delays

Reason	How Common
Slow conveyancing	Very common — solicitor delays
Chain delays	Your buyer’s buyer is delayed
Search delays	Local authority searches taking weeks
Survey issues	Problems found requiring negotiation
New build not ready	Construction delays
Seller delays	Seller not ready to move
Leasehold complications	Additional legal work needed

What Happens When the Offer Expires

Scenario 1 — You Can Get an Extension

Most lenders allow extensions:

Contact your lender or broker before the offer expires
Request an extension (typically 1-3 months)
The lender may re-run affordability and credit checks
They may offer the same rate or require you to take a current rate
Extensions are not guaranteed

Scenario 2 — Extension Not Available

You’ll need a completely new mortgage application:

Fresh application with the same or different lender
New credit check (hard search on your credit file)
New affordability assessment
Potentially a new property valuation
New interest rate — which may be higher or lower than before

Scenario 3 — Rates Have Risen

If interest rates have increased since your original offer:

Your monthly payment will be higher
You may qualify to borrow less (lower loan amount passes affordability)
You might need a larger deposit percentage
In extreme cases, you may no longer afford the property

Impact on Your Purchase

Situation	Risk Level	What Happens
Extension granted, same rate	Low	Minor delay, same terms
Extension granted, new rate	Medium	Higher payments, same property
New application needed	High	Delay of 4-8 weeks; new checks
New application, rates risen significantly	Very high	May not be able to afford the property

Fees You May Lose

Fee	Refundable?
Arrangement/product fee	Usually not refundable if paid upfront
Valuation fee	Not refundable
Booking fee	Not refundable
Conveyancing fees	Partially — you’ve paid for work done
Survey fee	Not refundable

If you reapply with the same lender, ask if they’ll waive or credit fees from the expired application.

How to Avoid Expiry

Before Applying

Choose a lender with a longer offer period (6 months over 3)
For new builds, ensure the offer period covers the estimated completion date
Ask your broker about extension policies before committing

During the Process

Action	When
Chase your solicitor regularly	Weekly from offer onwards
Set calendar reminders	At 3 months, 2 months, and 1 month before expiry
Escalate delays early	Don’t wait until the last week
Keep your broker informed	They can chase the lender
Respond promptly to enquiries	Don’t let your side cause delays

If Delays Are Likely

Contact your lender/broker at least 4-6 weeks before expiry to discuss extension
Get your solicitor to provide a realistic completion timeline
If a chain break or major issue occurs, start exploring a new application immediately

Remortgage Offers

For remortgages, the timeline is usually tighter:

Offers typically last 3-6 months
You can often apply up to 6 months before your current deal ends
If the remortgage offer expires, you may roll onto your lender’s Standard Variable Rate (SVR) while sorting a new deal
SVR rates are typically much higher than fixed or tracker rates