Remortgaging guide
Remortgage Conveyancing Fees: UK Legal Costs Explained
Remortgaging to a new lender normally involves legal work, but that does not always mean paying a large solicitor's bill yourself. Many mortgage products include basic conveyancing, while other cases attract separate legal fees, Land Registry charges and additional costs.
How Much Are Remortgage Conveyancing Fees?
There is no single fixed conveyancing fee for every remortgage. What you pay depends on the mortgage product, whether the lender includes basic legal work, the property and title, and whether anything beyond a straightforward lender switch is required.
MoneySavingExpert currently states that where legal work is not included with the mortgage deal, a straightforward conveyancing fee can be around £350. Treat that as a useful benchmark rather than a guaranteed all-in price. Leasehold work, adding or removing an owner, unusual title issues and other additional work can increase the bill.
| Cost | Typical position | What to check |
|---|---|---|
| Basic legal fee | Often included with a remortgage deal; otherwise around £350 can be a benchmark for straightforward work. | Check whether VAT is included and what the quoted fee actually covers. |
| HM Land Registry fee | For registered land in England and Wales, registration of the new mortgage is charged under Scale 2. | The fee depends on the amount secured and how the application is submitted. |
| Searches or search insurance | Requirements differ between lenders and transactions. | Do not assume a full standard purchase search pack will always be required. |
| ID and anti-money-laundering checks | May be included or itemised separately. | Ask whether the charge is per applicant. |
| Bank transfer fee | Some firms charge separately for transferring completion funds. | Check the conveyancer's itemised quote. |
| Additional legal work | Can be charged separately. | Leasehold property, transfer of equity and title issues are common examples. |
What Does Remortgage Conveyancing Cover?
Remortgage conveyancing is the legal work needed to replace the existing lender's security over your property with the new lender's mortgage.
A conveyancer will commonly deal with tasks such as:
- confirming your identity and property ownership;
- checking the registered title and any relevant restrictions;
- obtaining a redemption statement from your existing lender;
- checking the new lender's mortgage offer and legal requirements;
- dealing with searches or search-related requirements where necessary;
- preparing the new mortgage deed;
- requesting mortgage funds from the new lender;
- repaying the old mortgage on completion; and
- registering the new lender's charge with HM Land Registry where applicable.
The work is generally narrower than the conveyancing required when you buy a property because there is no sale contract to negotiate with a seller. It is nevertheless important legal work: the new lender needs acceptable security over the property before the remortgage can complete.
Do You Need a Solicitor to Remortgage?
If you are replacing your mortgage with a mortgage from a different lender, legal work is normally required and the transaction will need to be handled by a solicitor or licensed conveyancer acceptable to the new lender.
This is because the existing mortgage must be redeemed and the new lender's legal charge must be dealt with correctly.
What if you stay with the same lender?
A simple switch to a new deal with your existing lender is usually called a product transfer. Because the lender's existing legal charge normally stays in place, a straightforward product transfer generally does not require a new conveyancing process.
This distinction matters when comparing deals. A new-lender remortgage might have a more attractive interest rate but involve valuation and legal stages that a simple product transfer does not.
Are Conveyancing Fees Free When Remortgaging?
Many lenders offer basic legal work as part of a remortgage product. You may see this described as free legals, free conveyancing or a lender-paid legal package.
Usually, the lender appoints a firm from its panel and pays the basic legal cost associated with a standard remortgage. That does not necessarily mean every possible legal charge is covered.
What may fall outside a free legal package?
- adding or removing somebody from the title or mortgage;
- transfer-of-equity work;
- leasehold supplements and freeholder or managing-agent charges;
- complex title problems;
- additional legal advice;
- unregistered land or unusual restrictions;
- work relating to another secured loan; and
- other non-standard legal requirements.
| Free legal package | Your own conveyancer | |
|---|---|---|
| Basic legal fee | Usually paid by the lender for covered work. | You normally pay the agreed fee. |
| Choice of firm | Usually limited to the lender's appointed service or panel. | You can choose, provided the firm can act for the lender. |
| Extra work | May be charged separately. | Should be identified in the firm's quote and terms. |
| Alternative incentive | Some products offer cashback rather than free legal work. | Cashback may contribute towards your own legal costs. |
The best option is not automatically the deal labelled “free legals”. Compare the interest rate, product fee, cashback, valuation, legal package and any additional work together.
What Can Make Remortgage Conveyancing More Expensive?
Straightforward remortgages are generally simpler than purchases, but certain circumstances create additional legal work.
Leasehold properties
A leasehold remortgage can involve additional title checks and requirements relating to the lease, freeholder or management company. There may also be third-party notice or administration charges.
Adding or removing someone from the property
If the remortgage also changes the legal ownership of the property, the transaction involves more than a simple lender switch. This is generally dealt with as a transfer of equity and can attract separate legal charges.
Restrictions or title problems
Restrictions, missing documents, inconsistencies in ownership information or unusual entries on the title can require further investigation before the conveyancer is able to satisfy the new lender.
Unregistered property
A property that is not already registered can involve substantially more title work than an ordinary remortgage of registered land.
Additional secured lending
If another charge is staying on the title, being repaid or needs to change priority, additional lender and legal requirements may apply.
Government or equity-loan arrangements
If the property is subject to an equity loan or another scheme-related charge, extra steps and third-party requirements may have to be completed as part of the refinance.
Do You Need Searches When Remortgaging?
Not every remortgage requires the same property searches. The conveyancer must follow the new lender's requirements, and those requirements can differ between lenders.
Some lenders may not require a fresh local authority search for a straightforward remortgage. Others may accept an appropriate search-insurance arrangement in certain circumstances. The UK Finance Mortgage Lenders' Handbook allows each lender to set its own detailed requirements.
That is why it is better to describe searches as lender-dependent rather than automatically adding a standard purchase search pack to every remortgage cost estimate.
Land Registry title checks and other legal checks may still form part of the conveyancing process even when a full set of local searches is unnecessary.
Land Registry Fees on a Remortgage
In England and Wales, registering a mortgage over already registered land is generally charged under HM Land Registry Scale 2. For a mortgage, the relevant band is based on the amount secured by the charge.
For a charge affecting the whole of a registered title and submitted electronically through the portal or Business Gateway, current fees are:
| Amount secured | Electronic fee | Postal fee |
|---|---|---|
| Up to £100,000 | £20 | £45 |
| £100,001–£200,000 | £30 | £70 |
| £200,001–£500,000 | £45 | £100 |
| £500,001–£1,000,000 | £65 | £145 |
| £1,000,001 and over | £140 | £305 |
HM Land Registry's own remortgage example describes a homeowner replacing a mortgage with a new £200,000 mortgage: the registration fee is assessed under Scale 2 on the £200,000 secured amount.
There is normally no separate Land Registry fee simply to register the discharge of the existing loan when dealing with this type of transaction.
The Remortgage Conveyancing Process, Step by Step
-
You instruct the conveyancer
The firm confirms its terms, carries out identity checks and gathers details of the property and existing mortgage.
-
The title and existing mortgage are checked
The conveyancer reviews the registered title and obtains information needed to repay the current lender.
-
The new mortgage offer is reviewed
The conveyancer checks the lender's requirements and identifies any additional legal work or searches needed.
-
You sign the mortgage documentation
The new mortgage deed and any other required documents are prepared for signature.
-
The remortgage completes
The new lender releases funds. The old mortgage is repaid and any agreed remaining funds are dealt with in accordance with the transaction.
-
The new mortgage is registered
The conveyancer completes the post-completion Land Registry work and deals with the new lender's registered charge.
How long does remortgage conveyancing take?
A straightforward transaction may take around four to six weeks, but this is not a guaranteed timetable. Leasehold requirements, missing documents, title problems, lender conditions and slow responses can all extend the process.
How to Reduce Remortgage Legal Costs
The cheapest-looking solicitor quote or mortgage product is not necessarily the least expensive once every fee is included. A better approach is to compare the total cost of completing the remortgage.
Check whether legal work is already included
Before appointing your own conveyancer, check whether the mortgage includes lender-paid basic legal work or a cashback alternative.
Tell the conveyancer about complications at the start
Mention leasehold tenure, ownership changes, other secured loans and any known title issue before accepting the quote. This makes it easier to identify additional charges before work begins.
Ask for an itemised quotation
A useful quote should make clear what is part of the legal fee and what is a third-party disbursement or additional charge.
Questions to ask before instructing a conveyancer
- Does the quote include VAT?
- Are HM Land Registry fees included?
- Are ID and anti-money-laundering checks charged separately?
- Is there a bank-transfer or CHAPS fee?
- Does leasehold property attract a supplement?
- Is transfer-of-equity work included?
- What happens if additional title work is required?
- What will I have to pay if the remortgage does not complete?
Return requested documents promptly
Delays are not always caused by the lender or conveyancer. Supplying identification, signed documents and requested property information promptly can prevent avoidable hold-ups.
Conveyancing Fees Are Only One Remortgage Cost
Legal fees should not be assessed in isolation. Before deciding whether switching mortgage is worthwhile, calculate the total cost of leaving the current deal and taking the new one.
Other costs can include:
- an early repayment charge on the existing mortgage;
- a mortgage exit or administration fee;
- the new lender's product or arrangement fee;
- a valuation fee where the new lender does not provide one free;
- broker fees where applicable; and
- the effect of adding a product fee to the mortgage and paying interest on it.
MoneyHelper recommends taking legal, valuation and administration costs into account when comparing a remortgage with staying on your existing deal. Some lenders may pay some or all of the costs or offer cashback.
You may also find our guide to remortgage valuation fees useful when calculating the full switching cost. If your priority is finding a mortgage with fewer upfront charges, read our fee-free remortgage guide.
Frequently Asked Questions About Remortgage Conveyancing Fees
How much are solicitor fees for a remortgage?
There is no universal price. Many lenders include basic legal work with their remortgage products. Where it is not included, MoneySavingExpert currently gives around £350 as a benchmark for straightforward legal work, but additional work can make the final bill higher.
Do I need a solicitor when remortgaging?
If you are moving to a different lender, a conveyancer will normally be required to handle the legal work. A straightforward product transfer with your existing lender generally does not require new conveyancing.
Can I get free legal fees when remortgaging?
Yes. Many remortgage products include basic legal work through a lender-appointed conveyancing service or panel. Check which services are covered because additional legal work may still be charged separately.
What is not normally included in free remortgage legals?
The exact exclusions depend on the lender and legal provider. Transfer of equity, leasehold extras, title problems and other non-standard work are examples of matters that may result in additional charges.
Do I need conveyancing for a product transfer?
A simple product transfer stays with your current lender and generally does not require the lender's existing legal charge to be replaced, so a fresh conveyancing process is usually unnecessary.
Do you need property searches to remortgage?
It depends on the lender. Some lenders do not require a fresh local search for a straightforward remortgage, while others may have their own search or search-insurance requirements. Your conveyancer should check the lender's instructions.
Are Land Registry fees payable on a remortgage?
For registered property in England and Wales, registering the new mortgage generally attracts a Scale 2 HM Land Registry fee based on the amount secured. Electronic fees for a charge of the whole are lower than the equivalent postal fees.
Do leasehold remortgages cost more?
They can. Leasehold transactions can involve extra legal checks as well as charges from a freeholder or managing agent. Ask for these costs to be identified before you instruct the conveyancer.
How long does conveyancing take for a remortgage?
Around four to six weeks can be a useful guide for a straightforward case, but actual times vary. Lender requirements, property tenure, missing paperwork and title issues can make the process longer.
- HM Land Registry registration-services fee guidance.
- UK Finance Mortgage Lenders' Handbook.
- MoneyHelper remortgaging cost guidance.
- MoneySavingExpert remortgage-fee guidance.
- Current lender conveyancing guidance on remortgages and product transfers.
Review the Full Cost Before You Remortgage
The interest rate is only part of the calculation. Look at legal fees, lender charges, valuation costs, incentives and any cost of leaving your current mortgage before deciding whether a new deal makes sense.
This guide provides general information and is not legal advice. Conveyancing requirements and fees vary according to the property, lender, conveyancer and circumstances of the transaction.
Your home or property may be repossessed if you do not keep up repayments on your mortgage.