Even after a mortgage offer is issued, several things can still go wrong. If you're wondering what can go wrong after mortgage offer, we have you covered.From unexpected credit checks and property valuation issues, to legal delays and broken chains, it’s possible for problems to arise that put your purchase at risk.
In this guide, our expert solicitors explain the common risks and how to protect your home purchase every step of the way. The good news is that many issues are avoidable.
In this guide, we’ll explain what can go wrong after a mortgage offer, why it happens, and — most importantly — how you can avoid it. Whether you’re a first-time buyer or moving up the ladder, knowing the risks means fewer surprises and a smoother move.
Securing a mortgage offer is a big step — but the process isn’t over until completion. Several things can still go wrong before your lender releases the funds. Understanding these risks can help you avoid delays or last-minute issues.
If your financial situation changes after receiving your mortgage offer, the lender may reassess your eligibility. Job loss, a drop in income, or taking out new debts can all trigger concerns.
Many lenders carry out a final credit check before completion. Any red flags could lead to the mortgage offer being withdrawn.
Avoid applying for new credit cards, loans, or making large purchases during this period. Keep your financial position stable and unchanged to reduce risk. Even temporary changes can lead to complications or delays.
Some lenders perform a second credit check just before releasing funds. This is to confirm that your financial circumstances remain the same.
Missed payments, new debts, or even maxing out a credit card could result in mortgage problems before completion. In some cases, the mortgage offer may be rescinded.
To stay safe, continue making all payments on time and avoid any new credit applications. It’s best to keep things as steady as possible until after the deal is finalised.
A mortgage offer is often based on an initial valuation report. If the property is later found to be worth less than expected, it could affect your loan-to-value (LTV) ratio.
A down-valuation can lead to the lender offering a smaller loan or asking for a bigger deposit. In some cases, the lender may even withdraw the offer.
There are different types of surveys, including:
Discuss any property valuation issues early with your solicitor or mortgage advisor. If needed, you may be able to renegotiate the purchase price or adjust your financing.
If you’re buying as part of a property chain, delays elsewhere can affect your completion. For example, if another buyer pulls out, your transaction might be held up — or fall through completely.
This can be especially stressful if your mortgage expiry date is approaching. In some cases, you may need to reapply or ask for an extension.
To reduce risk, plan for flexibility. Respond quickly to solicitor queries and be prepared for last-minute changes in timelines.
Delays in the conveyancing process are one of the most common causes of late completions. Missing documents, unresolved title issues, or slow searches can all hold things up.
Some lenders won’t release funds unless all legal checks - such as searches when buying a house - are complete and the paperwork is in perfect order. These delays can put your mortgage offer at risk. Especially if deadlines are tight.
Avoid this by working with one of our conveyancing solicitors. Our team is experienced, responsive and will keep the process moving for you. Read more about how long conveyancing takes in our dedicated guide.
Most mortgage offers include special conditions. These might include:
If you start major renovations, misreport your finances, or delay completion, the lender could consider the offer breached. That may lead to the mortgage offer being withdrawn. Sometimes without warning. Double check that whoever is the witness to a signature on the mortgage deed is correct also.
Review your offer documents carefully. If anything is unclear, ask your solicitor to explain the conditional mortgage approval terms so you can stay compliant throughout the process
Most mortgage offers are valid for between three and six months, depending on the lender. The exact timeframe will be set out in your offer document and usually starts from the date the offer is issued, not from when it’s accepted.
If you don’t complete your property purchase within this period, the offer may expire. That could mean having to reapply, submit fresh documents, and go through a new affordability assessment. This could delay or even risk the purchase.
Your lender might agree to a mortgage offer extension, especially if there are delays outside your control. However, extensions aren’t guaranteed, and lenders often want updated information before granting one.
To avoid issues linked to your mortgage expiry date, keep a close eye on timescales. Work closely with your solicitor and mortgage advisor to stay on track and raise any concerns early. Planning ahead gives you the best chance of completing within the offer window
If your mortgage offer is withdrawn, it can feel like everything is falling apart. Try no to worry. In many cases, there are still options available. Understanding the process helps you respond quickly and protect your purchase if possible.
Lenders will usually notify you (and your mortgage broker if you have one) in writing if your mortgage offer is rescinded. This often comes with a brief explanation outlining the reason, such as changes in credit score, financial circumstances, or property valuation issues.
It’s important to clarify exactly why the mortgage was withdrawn. Sometimes, the issue may be simple to resolve. For example, incorrect paperwork or missing documents can sometimes be corrected with your solicitor’s help.
In other cases, the problem might be more serious. For example, a failed credit check or breach of mortgage conditions. Knowing the cause helps determine your next steps.
There are usually two main mortgage offer withdrawn options:
If the withdrawal affects any buyer or seller agreements, or if you've already exchanged contracts, the situation becomes more complex. There may be legal penalties or financial loss involved.
In these cases, it’s best to seek advice from a solicitor. TBI Solicitors can guide you through the legal implications and help you understand your rights and responsibilities.
Although a mortgage offer being rescinded is frustrating, it doesn't always mean the end of your property purchase. Acting quickly and getting the right advice improves your chances of finding a workable solution
Once you’ve secured a mortgage offer, the goal is to keep everything on track until completion. While some risks are outside your control, many problems can be avoided with careful planning and good communication. These practical tips will help you protect your offer and reduce the chance of delays.
Lenders expect your financial situation to remain steady between the mortgage offer and completion. Sudden changes can trigger a reassessment.
Even small financial changes can raise red flags, so aim to keep things consistent until your mortgage is finalised
Communication is key. Delays often happen when queries go unanswered or paperwork sits unresolved.
Staying proactive keeps the process moving and reduces the chance of missed deadlines or unexpected problems.
Your mortgage offer may come with specific terms that must be followed, known as offer conditions.
Understanding what’s expected of you helps you meet your obligations and move towards completion with confidence
Yes, a mortgage offer can be withdrawn at any time before completion. Common reasons include a failed final credit check, changes in income, issues with the property valuation, or breach of offer conditions. Lenders may reassess your eligibility just before releasing funds.
Delays in mortgage completion can result from slow conveyancing, unresolved legal issues, property chain problems, or incomplete paperwork. Lenders may also pause release of funds if all conditions in the mortgage offer haven’t been met. Early communication with your solicitor helps reduce delays.
Some lenders run a final credit check shortly before releasing mortgage funds. This check verifies that your financial situation hasn’t changed since the offer was made. New debts, missed payments, or changes in employment could result in the mortgage being reassessed or withdrawn.
If the lender’s valuation comes in lower than the purchase price, it’s called a down-valuation. If a price change occurs due to a down-valuation, you may still be able to claim back stamp duty in certain circumstances. This may reduce the amount they’re willing to lend, which could require a larger deposit or renegotiation with the seller. It may also affect your loan-to-value ratio.
Yes, unresolved legal issues (such as title defects, planning problems, or missing documents) can delay or cancel a mortgage. Most lenders won’t release funds until the solicitor confirms all legal checks are complete. It’s essential to act quickly on all legal queries.
Final Thoughts on Protecting Your Mortgage Offer
Worried about what can go wrong after a mortgage offer? You're not alone — and the good news is that most issues can be avoided with the right support.
Whether it's a change in your finances, a delay in the chain, or a legal hiccup, understanding the risks early puts you in control. By keeping your finances stable, meeting your lender’s conditions, and staying in close contact with your solicitor, you’ll reduce the risk of last-minute problems.
At TBI Solicitors, we help homebuyers across the North East avoid the common pitfalls and move forward with confidence. Our experienced conveyancing team is here to guide you from offer to completion. Every step of the way.
If you're buying a property and want peace of mind through the process, speak to TBI Solicitors. Our team of expert conveyancing solicitors is here to help you complete with confidence. Book an appointment at one of our offices: Hartlepool, Barnard Castle, Stockton, Wynyard or Sunderland. Or arrange for a member of our team to contact you
