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Yes, possibly fees paid too soon wouldn't be deductible.

What is your question about date in relation to? CGT is based on the date of the contract not settlement. buyers agent fees are not deductible against income, but could be against capital gains tax.

I am not saying it wouldn't be deductible, but that the connective between the borrowing and the earing of income is less than direct. The difference with off the plan or extended settlement is that there is a property found already and contracts entered into. In this case with have LMI...

An expense of LMI may be incurred Jan 1, and then a property purchased July 2. Long time between incurring and using. relevant date would be the date of payment not necessarily exchange or settlement date.

If you don't buy in the same financial year then you won't be able to claim any LMI. There is also a question of why you are borrowing without a property and this weakends the nexus as Rolf says. Best to wait I would think.