What Happens if You Want to Remove Someone From the Mortgage at Remortgage Stage?
Life circumstances change, and it’s increasingly common for homeowners to remortgage while altering the names listed on the mortgage deed. You may be separating, restructuring ownership, taking over the mortgage independently or simplifying financial arrangements. Whatever the reason, understanding what happens when you want to remove someone from the mortgage at remortgage stage is essential for planning the process.
This guide explains how lenders assess the request, what legal steps are needed, and the key criteria you must meet to proceed successfully. This article provides general information only and does not offer regulated mortgage advice.
Can You Remove Someone From a Mortgage During a Remortgage?
Yes — this is a standard process known as a transfer of equity combined with a remortgage.
Lenders must reassess the application to ensure the remaining borrower(s) can afford and meet all criteria independently.
Why Someone May Be Removed From the Mortgage
Common reasons include:
- Relationship breakdown or divorce
- One party buying out the other
- Simplifying joint finances
- One person no longer wanting responsibility for the mortgage
- A financial associate affecting credit options
- Moving a family-owned property into a single name
- One borrower moving out permanently
Lenders do not judge the personal reasons — they simply reassess affordability and risk.
Key Checks Lenders Carry Out at Remortgage Stage
When removing a borrower, lenders typically reassess the entire application. They will look at:
1. Affordability in the Remaining Borrower’s Name
Lenders must confirm that the remaining borrower can:
- Afford the full mortgage alone
- Maintain repayments sustainably
- Meet stress-testing calculations
If affordability falls short, the lender may decline or suggest alternative structures (e.g., retaining both names).
2. Credit History of the Remaining Borrower
Lenders review:
- Payment history
- Existing credit commitments
- Recent borrowing behaviour
- BNPL and overdraft usage
- Credit score indicators
- Any historic adverse credit
If the remaining borrower’s credit profile is weaker than the departing party’s, options may narrow.
3. Property Value and Available Equity
A valuation may be required to confirm:
- The property’s current market value
- Whether equity levels support the new loan
- Whether the lender’s loan-to-value (LTV) limits are still met
If the property value has dropped, the remaining borrower may need more equity.
4. Any Required “Buy-Out” Payment
If one borrower is buying out the other’s share, lenders may check:
- Source of funds
- Bank statements
- Gifted deposit documentation (if applicable)
- Solicitor records
This forms part of the lender’s risk assessment.
5. Legal Work for Changing Ownership
A solicitor or conveyancer must update:
READY TO GET STARTED?
Make a mortgage enquiry with Mortgage Bridge
If this guide relates to your situation, you can make a quick mortgage enquiry and we’ll be in touch to understand what you’re looking to do and how we can help.
Make a mortgage enquiry →No obligation. Mortgage Bridge acts as a mortgage introducer.
- The mortgage deed
- The land registry entry
- Any financial agreements between the parties
This legal work occurs alongside the remortgage.
What If the Lender Says You Do Not Meet Affordability Alone?
If you cannot meet affordability on your own, options may include:
1. Extending the mortgage term
May improve affordability (terms vary by lender).
2. Reducing the loan amount
Possible if a buy-out is not required or if savings/equity allow.
3. Switching to a lender with different affordability models
Some lenders assess income more generously.
4. Adding another borrower
A replacement borrower may be considered, known as “substitution of borrower.”
These choices depend on lender criteria and personal circumstances.
Can You Remove Someone Without Their Consent?
No.
To remove someone, all parties must:
- Sign the legal transfer documents
- Agree to the ownership changes
- Cooperate with the solicitor handling the transfer
A lender cannot remove a borrower without written consent because each borrower is legally responsible for the original debt.
When removing someone from the mortgage, ownership shares also need adjusting. Typical structures include:
- Transferring full ownership to one party
- Transferring partial ownership (e.g., from three owners to two)
- Reassigning equity shares based on buy-out terms
Your solicitor ensures the Land Registry reflects the new ownership structure.
Credit File Implications for Both Parties
For the departing borrower:
- The mortgage will no longer appear on their credit file once removed
- They are no longer financially linked to the remaining borrower
- Their credit utilisation may reduce due to the removal of a large commitment
For the remaining borrower:
- The mortgage appears solely in their name
- They take full responsibility for payments
- Underwriters may examine bank statement conduct closely
Does the Property Need a Valuation?
Often, yes.
A valuation helps confirm:
- Current market value
- Loan-to-value
- Whether equity or a buy-out amount is accurate
This may be a desktop valuation or a physical inspection depending on lender policy.
Costs Involved in Removing Someone During a Remortgage
Typical costs include:
- Legal fees for transfer of equity
- Lender product fees (if applicable)
- Valuation fees
- Land Registry update fees
- Potential stamp duty (in some scenarios involving transfer of equity and payments)
Your solicitor will assess whether stamp duty is due.
How Bank Statement Conduct Affects Approval
Lenders review your recent statements closely, looking for:
- Regular, stable income
- Controlled monthly spending
- No unarranged overdrafts
- Consistent bill payments
- Absence of financial stress indicators
Good conduct strengthens your ability to be accepted alone.
Common Scenarios and How Lenders Respond
Scenario 1: Separation but strong affordability
Usually straightforward if income supports the payments.
Scenario 2: Poor credit for the remaining borrower
Specialist lenders may be required.
Scenario 3: One borrower wants to be removed but affordability falls short
Lender may decline until circumstances improve.
Scenario 4: Buy-out using gifted funds
Accepted by many lenders with the correct documentation.
Scenario 5: Three-person mortgage becoming a two-person mortgage
Assessed similarly; underwriting focuses on income and affordability of the remaining parties.
Summary
If you want to remove someone from the mortgage at remortgage stage, lenders will reassess the case as though it is a new application. They evaluate:
- Affordability of the remaining borrower
- Credit profile and financial behaviour
- Equity levels and property value
- Legal changes to ownership
- Source of any buy-out funds
This process is routine and achievable for many homeowners, but strong affordability and clean financial conduct make approval more likely.
This article provides general information only. For personalised support, regulated mortgage advice is required.
Check your credit in detail
Access your full credit report
See your complete credit information from all three major agencies with Checkmyfile. Try it free, then it’s a paid monthly subscription – cancel online anytime.
Get started now
Important information: Mortgage Bridge provides information only and acts as a mortgage introducer. We do not provide mortgage advice or make lender recommendations. We can introduce you to an FCA-regulated mortgage adviser who can provide personalised mortgage advice.