In short
Remortgage conveyancing is the legal work needed when you move your mortgage to a new lender. A regulated conveyancer checks your title, carries out any searches or search insurance the lender requires, pays off your old mortgage and registers the new lender's charge. Some lenders offer a free legal package, but an independent quote can be worth comparing.
What remortgage conveyancing covers
When you remortgage with a new lender, that lender needs a conveyancer to check the property is good security for the loan and to register its charge at HM Land Registry. The same conveyancer usually acts for you too, and makes sure your existing mortgage is paid off on the day the new one starts.
If you are simply taking a new product with your existing lender (a product transfer), you usually don't need a conveyancer at all. Legal work is normally needed when you change lender, borrow more with a new lender, or add or remove someone at the same time.
We are a quote and introduction service. The conveyancer we introduce you to is an SRA-regulated solicitor firm or CLC-licensed conveyancer.
The remortgage process step by step
- Mortgage offer. Your new lender issues an offer and sends instructions to the conveyancer.
- ID and instruction. You complete identity checks and return the client care paperwork.
- Title check. Your conveyancer downloads the title register and plan and checks for restrictions, other charges or problems.
- Searches or search insurance. Depending on the lender, either searches are ordered or a no-search indemnity policy is used.
- Redemption statement. Your current lender provides a figure to pay off the existing loan, including any early repayment charge.
- Signing. You sign the new mortgage deed, usually witnessed.
- Completion. The new lender releases funds, the old mortgage is redeemed and any surplus is paid to you.
- Registration. The old charge is removed and the new lender's charge is registered at HM Land Registry.
What's included in a fixed-fee remortgage quote
- Legal fee for acting for you and the lender.
- Disbursements, such as HM Land Registry fees, title copies, searches or search indemnity insurance, and bank transfer fees.
- VAT on the legal fee and any applicable disbursements.
Some lenders offer a "free legals" package where they pay their chosen firm. It can be worth comparing this against an independent quote, especially if your remortgage includes a transfer of equity or a leasehold. Our guide to costs that can crop up during conveyancing covers extras to watch for.
We may receive a fee from the conveyancer we introduce you to. If so, it will be disclosed to you in writing before you instruct them, and it does not change the quote you're given.
How long does a remortgage take?
A straightforward remortgage with no title issues often completes within a few weeks of the conveyancer receiving the lender's instructions. It depends on how quickly the mortgage offer arrives, whether searches are needed, how quickly your current lender provides a redemption figure and whether any problems appear on the title. If you are coming to the end of a fixed rate, start early so you don't drift onto a standard variable rate.
Remortgaging to release equity
If you are borrowing more than your current mortgage to fund home improvements or other plans, the legal process is the same, but the surplus is paid to you after the old loan is cleared. Your lender may ask what the money is for, and your conveyancer will need your bank details to send the funds. Make sure any other borrowing secured on the property, such as a secured loan, is disclosed, because the new lender will usually want it repaid or ranked behind its own charge.
Documents you'll need
- Photo ID and proof of address for every borrower.
- Your current mortgage account number and lender details.
- Your new mortgage offer.
- For leasehold properties: a copy of the lease, ground rent and service charge details, and the landlord or managing agent's contact information.
- Details of any second charges or Help to Buy equity loan that needs to be repaid or consented to.
Common issues
- Title problems such as a missing plan or an old restriction, which need to be resolved before the lender will lend.
- Unregistered land, which needs first registration – see what happens if a property isn't registered.
- Short leases, which lenders may not accept – read more on our leasehold conveyancing page.
- Adding or removing an owner at the same time, which means a transfer of equity alongside the remortgage.
You can check what HM Land Registry holds on your property via HM Land Registry. This page is general information, not legal advice.
How we can help
Tell us about your remortgage and we'll arrange a fixed-fee, itemised quote from a regulated conveyancer. Request a remortgage quote with no obligation.
Frequently asked questions
Do I need a solicitor for a product transfer?
Usually not. If you are staying with your current lender and simply switching to a new deal, there is normally no legal work because the lender's charge is already registered. A conveyancer is usually needed when you move to a new lender or change the owners.
Is a lender's free legal package always the best option?
Not necessarily. Free legal packages can work well for simple cases, but they may not cover extras such as a transfer of equity or a leasehold. Comparing it with an independent fixed-fee quote helps you understand what you would pay either way.
Will I need searches for a remortgage?
It depends on the lender. Many accept a search indemnity insurance policy instead of full searches for a remortgage, which is quicker and cheaper. Some lenders, or certain property types, may still require searches. Your conveyancer will follow the lender's instructions.
What happens if there is an early repayment charge?
Your current lender includes any early repayment charge in the redemption statement, and it is paid from the new loan on completion. Check the charge with your lender before committing, and time your switch carefully if your fixed rate is close to ending.
