Do I Need a Solicitor to Remortgage?

When You Need a Solicitor for a Remortgage

A solicitor or licensed conveyancer is required whenever you switch your mortgage from one lender to another. This is because the legal charge on your property (the lender's security interest) needs to be transferred from the old lender to the new one. This is a legal process that only a qualified professional can carry out.

Specifically, a solicitor is needed to:

• Conduct property searches — These check for issues such as local authority plans, environmental risks, and any restrictions that might affect the property
• Review the title deeds — The solicitor checks that the property ownership is clear and there are no issues that could affect the new mortgage
• Redeem the existing mortgage — This involves obtaining a redemption statement from your current lender and arranging for the old mortgage to be paid off
• Register the new mortgage — The new lender's charge is registered with the Land Registry
• Handle the transfer of funds — The solicitor receives the new mortgage funds and uses them to repay the old lender

All of this happens behind the scenes, and you generally do not need to do much during this stage beyond responding to any queries your solicitor raises.

When You Do Not Need a Solicitor

There is one common scenario where you can remortgage without a solicitor: a product transfer with your existing lender.

A product transfer means you switch to a new rate or deal with the same lender, rather than moving to a different lender entirely. Because the mortgage stays with the same lender, the legal charge on your property does not need to change, and no conveyancing is required.

Product transfers are typically:

• Faster — often completed within days
• Simpler — no valuation, legal work, or extensive paperwork
• Cheaper — no solicitor fees, valuation fees, or arrangement fees (though some products may still carry fees)

However, a product transfer limits you to your current lender's product range, which may not always be the most competitive option on the market. It is always worth comparing the product transfer rate with what is available from other lenders before making a decision.

In some cases, a further advance (borrowing more from your existing lender) can also be arranged without a solicitor, though this depends on the lender and the amount involved.

Free Legal Work: How It Works

Many remortgage deals come with free legal work included as part of the package. This means the new lender covers the cost of the conveyancing, and you do not pay solicitor fees directly.

Here is how it typically works:

• The lender has a panel of approved solicitor firms
• When you accept the mortgage offer, the lender instructs one of their panel solicitors to handle the legal work
• The solicitor contacts you to confirm details and carry out the necessary work
• The lender pays the solicitor's fees directly — you do not receive a bill

Free legal work can save you anywhere from £300 to £1,000 or more, making it a significant benefit. However, there are a few things to be aware of:

• You may have limited choice over which solicitor firm handles your case
• The quality and responsiveness of panel solicitors can vary
• If complications arise (such as title issues), the free service may not cover additional work, and you could face extra charges
• Some lenders offer a cashback contribution towards legal fees instead of providing a panel solicitor

Using Your Own Solicitor vs the Lender's Panel

If a remortgage deal does not include free legal work, or if you prefer to use your own solicitor, you have the option to instruct your own conveyancer. Here are the considerations:

Using the lender's panel solicitor (free legal work):

• No cost to you for standard legal work
• The solicitor is already familiar with the lender's processes and requirements
• Can be more efficient as there is an established working relationship
• You have less control over who handles your case

Using your own solicitor:

• You choose a firm you trust and have an existing relationship with
• You have a single point of contact who knows your circumstances
• They must be on the new lender's approved panel (or be willing to join it)
• You will pay for the legal work yourself, typically between £300 and £1,000
• There may be additional disbursements (property searches, Land Registry fees) on top of the solicitor's fee

For most straightforward remortgages, the free legal work option is perfectly adequate and represents good value. Using your own solicitor tends to make more sense in complex cases or where you have specific requirements.

What Does the Solicitor Actually Do?

Understanding what your solicitor does during the remortgage process can help you appreciate why this stage takes time and why communication with your solicitor is important:

1. Receives instructions from the lender — Once your mortgage offer is issued, the lender instructs the solicitor to begin the legal work.
2. Contacts you for information — The solicitor will send you forms to complete and may ask for additional documentation or information about the property.
3. Carries out property searches — These include local authority searches, environmental searches, and water and drainage searches. The purpose is to identify any issues that could affect the property or the lender's security.
4. Reviews the title — The solicitor checks the property's title at the Land Registry to ensure there are no issues such as boundary disputes, restrictive covenants, or other matters that could affect the mortgage.
5. Obtains the redemption figure — Your solicitor requests a precise figure from your current lender showing exactly how much needs to be repaid to clear your existing mortgage on a specific date.
6. Arranges completion — Once everything is in order, the solicitor sets a completion date, receives the funds from the new lender, pays off the old mortgage, and registers the new charge with the Land Registry.

The entire process typically takes two to four weeks, though it can be longer if complications arise.

How Much Does a Remortgage Solicitor Cost?

If you are paying for legal work yourself (rather than using the lender's free legal service), here is what you can expect to pay:

• Solicitor's fee: £300–£800 for a standard remortgage
• Property searches: £200–£400 (varies by local authority)
• Land Registry fee: £20–£270 (depends on the property value)
• Bank transfer fee: £25–£50 per transfer
• ID verification fee: £5–£20

In total, you might expect to pay between £500 and £1,500 for remortgage conveyancing, depending on the complexity of the case and the solicitor's rates.

When comparing remortgage deals, factor in whether free legal work is included. A deal with a slightly higher rate but free legal work might be more cost-effective overall than a lower-rate deal where you have to pay for legal work separately.

It is worth getting quotes from several solicitors if you are paying for the work yourself. Make sure the quotes include all disbursements so you can compare like with like.