Usually, yes: switching to a different mortgage lender needs a solicitor or appropriately qualified conveyancer. A simple product transfer with your existing lender usually does not. A mortgage advertised with free legal work still needs that work done; the package covers specified costs rather than removing the legal process.
This guide focuses on remortgaging your own home. References to licensed conveyancers and HM Land Registry apply to England and Wales. Legal procedures and professional requirements differ in Scotland and Northern Ireland.
When do you need a solicitor to remortgage?
The important question is what you are changing, not simply whether you call it a remortgage.
| Your situation | Is legal work needed? |
|---|---|
| Switching to a different lender | Normally yes, even if you stay in the same home and do not increase the mortgage balance. |
| A straightforward rate switch with your current lender | Usually no, where this is a product transfer without changes to ownership or the property title. |
| Additional borrowing from your current lender | Not always. A further advance may not need new conveyancing, but the lender and the changes requested matter. |
| Adding or removing a property owner | Legal work is normally needed. This can involve a transfer of equity and approval from the mortgage lender. |
For example, choosing another fixed rate on an unchanged mortgage with your current lender is different from switching lenders while buying out a joint owner. Staying with the same bank does not automatically remove the need for legal work.
For the wider comparison, read product transfer vs remortgage.
What does a remortgage conveyancer do?
Their role is to handle the legal side of replacing the existing mortgage. Depending on the case, this includes:
- Checking identity, property ownership and title documents.
- Reviewing the mortgage offer and dealing with the lender's legal conditions and relevant property checks.
- Obtaining a redemption statement showing what must be paid to clear the old mortgage on the planned completion date.
- Arranging the mortgage documents that need your signature.
- Receiving the new funds, repaying the existing lender and accounting for any remaining money.
- Arranging removal of the old lender's registered charge and registration of the new one after completion.
A charge records the lender's security over the property. The redemption figure can include interest, fees and an early repayment charge, so it can differ from your online balance.
What does a free legal package cover?
Some remortgage products include standard legal work through a lender-appointed firm. You still complete its forms, provide evidence and sign the required documents.
Free standard legal work is not the same as every legal expense being paid. Package terms differ. Additional charges may apply for:
- Changing ownership through a transfer of equity.
- Resolving title problems or unusual registration work.
- Leasehold information, notices or charges from a freeholder or managing agent.
- Non-standard searches or dealing with other secured loans.
- Bank transfer fees where the package excludes them.
Ask for the exclusions and any extra charges in writing. Also check who the appointed firm represents: some arrangements provide legal work for the lender, not independent legal advice for you.
If you are adding or removing an owner, discuss the ownership and possible tax implications with an appropriate professional. A transfer of equity is not just an administrative name change.
How much could remortgage legal work cost?
There is no single fee that applies to every remortgage. Ask for an itemised quote showing the professional fee, VAT where applicable, disbursements and any additional work. Disbursements are payments to third parties, such as registration charges.
Some mortgage products offer cashback instead of a standard legal package. Cashback is a contribution, not a guarantee that all your costs will be covered. Check when it is paid, because some expenses may be due beforehand.
Compare the whole mortgage deal, including interest and other fees, rather than choosing solely because the legal work is advertised as free. My remortgage costs guide explains the wider costs to consider.
Can you choose your own solicitor or conveyancer?
You can often choose your own firm, but check the lender's requirements before instructing it. Lenders have rules about which firms can act for them, often described as an approved conveyancing panel.
The firm that handled your purchase may be suitable, but do not assume it can also act for your new lender. Choosing your own firm may also mean paying its fees yourself rather than using the lender's free package.
Before agreeing to proceed, confirm who the firm will act for, what its quote includes, how updates will be provided and whether it can handle any ownership or leasehold issues.
When should you arrange the legal work?
Confirm the legal arrangement when choosing your mortgage, before separately instructing a firm and potentially duplicating costs. Some legal preparation can run alongside the mortgage application; you do not necessarily have to wait for the offer before anything starts.
Once contacted, return the questionnaire and requested evidence promptly. Flag leasehold property, ownership changes and known title issues early. These can require additional documents or enquiries.
Receiving a mortgage offer does not mean the legal work is finished. Ask the conveyancer to confirm readiness and coordinate a completion date that takes account of any early repayment charge and the new offer's expiry date.
Read How long does a remortgage take? for the overall process, or When should I remortgage? for help planning ahead of your current deal ending.
Get help planning your remortgage
I can compare suitable mortgage options and explain the legal package attached to a deal. Your conveyancer handles the legal work; my mortgage advice does not replace legal advice.
I do not charge a mortgage broker fee. If I arrange your mortgage, I receive commission from the lender on completion. Lender fees, legal costs and early repayment charges may still apply.
Book an initial call or learn more about my remortgage advice.
This guide provides general information, not a personal mortgage recommendation, legal advice or tax advice. Lender requirements and package terms can change.
Your home may be repossessed if you do not keep up repayments on your mortgage.