The most common way to remove someone from a mortgage is to refinance into a new loan with only one borrower’s name. You can also request a loan assumption if your lender allows it, or sell the property and pay off the mortgage entirely. Simply removing someone from the title deed does NOT remove them from the mortgage—they remain legally responsible for the debt until the loan is paid off or refinanced.
Why People Need to Remove Someone From a Mortgage
Divorce or Separation
The most common reason. One spouse keeps the home and needs to remove the other from the loan.
Co-Borrower Buyout
A family member, friend or partner who helped you qualify wants off the loan.
Death of Co-Borrower
Surviving borrower wants to simplify the loan after a death.
Credit Protection
Removing yourself protects your credit from someone else’s payment behavior.
New Purchase
A co-borrower needs their debt-to-income freed up to buy their own home.
Option 1: Refinance the Mortgage
The most straightforward method. You take out a new loan that pays off the existing mortgage, with only your name on the new loan.
Requirements to Refinance Alone
Income: You must qualify on your own income
- Your DTI must be under 43-45%
- You need stable, documented income
Credit: Good credit score (typically 620+, ideally 700+)
Equity: Enough equity to cover refinance costs
- Some cash-out may be needed for buyout
Employment: Stable employment history
The Refinance Process
- Apply for new mortgage in your name only
- Provide income, asset and credit documentation
- Home is appraised
- Underwriting reviews and approves
- Close on new loan
- Old loan (with both names) is paid off
- Only your name is on new mortgage
Timeline: 30-45 days
Cost: 2-5% of loan amount in closing costs
Cash-Out for Buyout
If you’re buying out your ex or co-borrower, you may need cash-out refinance:
Example:
- Home value: $400,000
- Current mortgage: $280,000
- Equity: $120,000
- Buyout amount: $60,000 (half of equity)
New loan: $340,000 ($280,000 + $60,000 cash to ex)
When Refinancing Won’t Work
- Your income alone doesn’t qualify
- Credit score too low
- Insufficient equity
- Current rates much higher than existing rate
Option 2: Loan Assumption
The remaining borrower takes over the existing loan without refinancing.
How Assumptions Work
- Request assumption from current lender
- Qualifying borrower applies for assumption
- Lender reviews creditworthiness
- If approved, loan transfers to assuming borrower
- Releasing borrower is removed from liability
Assumption Requirements
Loan must be assumable:
- FHA loans: Generally assumable
- VA loans: Generally assumable
- USDA loans: Generally assumable
- Conventional loans: Usually NOT assumable (due-on-sale clause)
Assuming borrower must qualify:
- Credit check required
- Income verification required
- May need to pay assumption fee ($500-$1,000)
Assumption Advantages
- Keep existing interest rate (great if current rate is low)
- Lower closing costs than refinance
- Faster process
Assumption Disadvantages
- Not available on most conventional loans
- Still must qualify for the debt
- May need to compensate other party for equity
VA Loan Assumption Special Rules
When a VA loan is assumed:
- Non-veteran can assume, but veteran’s entitlement stays tied up
- Veteran can only restore entitlement when loan is paid off
- Assuming borrower takes over all payment responsibility
Option 3: Sell the Property
Selling pays off the mortgage and eliminates both borrowers’ obligations.
When Selling Makes Sense
- Neither party can qualify alone
- Both want to move on completely
- Equity needs to be split
- Market conditions are favorable
The Process
- List and sell the property
- Use sale proceeds to pay off mortgage
- Split remaining equity per agreement
- Both parties are free of the mortgage
Selling Costs to Consider
| Cost | Typical Amount |
|---|---|
| Real estate commission | 5-6% of sale price |
| Seller closing costs | 1-2% of sale price |
| Repairs/prep | Varies |
| Capital gains tax | Possibly (depends on situation) |
Option 4: Pay Off the Mortgage
If you have the resources, paying off the loan eliminates it entirely.
Sources of Funds
- Savings or investments
- Inheritance
- Lawsuit settlement
- Sale of other assets
- Gift from family
Process
- Request payoff amount from lender
- Wire or deliver certified funds
- Lender files satisfaction of mortgage
- Property is owned free and clear
What About Just Removing a Name From the Deed?
Important: Removing someone from the deed (title) does NOT remove them from the mortgage.
Deed vs. Mortgage
Deed: Shows ownership of the property
Mortgage: Shows who is responsible for the debt
The Danger of Deed-Only Removal
If you’re removed from the deed but stay on the mortgage:
- You’re still legally responsible for payments
- Late payments hurt YOUR credit
- You can’t easily buy another home (debt counts in your DTI)
- If they stop paying, lender comes after you
Never agree to be removed from just the deed. Insist on being removed from the mortgage too.
Divorce and Mortgage Considerations
What the Divorce Decree Says
Courts can order one spouse to refinance, but they can’t force a lender to remove someone.
Common decree language: “Husband shall refinance the marital residence within 90 days to remove Wife from the mortgage obligation.”
If refinancing fails, the decree may require the home to be sold.
Timing Considerations
- Refinance before divorce finalizes if possible
- Document all agreements in writing
- Consider what happens if refinancing isn’t approved
Protecting Yourself
If your ex keeps the house:
- Require refinancing within specific timeframe
- Include sale requirement if refinance fails
- Monitor mortgage payments (you can check your credit report)
- Consider having mortgage payments escrowed from spouse’s share
Quitclaim Deed Risks
A quitclaim deed transfers ownership but NOT mortgage responsibility.
Scenario: You sign a quitclaim deed giving the house to your ex.
Result:
- You no longer own the house
- You’re still responsible for the mortgage
- If they stop paying, it’s your problem
- You can’t force them to sell—you don’t own it anymore
Never sign a quitclaim deed without being removed from the mortgage.
How Long Does Removal Take?
| Method | Timeline |
|---|---|
| Refinance | 30-45 days |
| Loan assumption | 30-60 days |
| Selling property | 60-90 days (market dependent) |
| Paying off loan | 1-2 weeks |
Costs of Removal
| Method | Typical Cost |
|---|---|
| Refinance | 2-5% of loan amount |
| Loan assumption | $500-$1,000 |
| Selling | 6-8% of sale price |
| Payoff | No cost beyond principal |
What If You Can’t Qualify Alone?
Add a New Co-Borrower
If your income alone doesn’t qualify, add a different co-borrower:
- New spouse or partner
- Parent or family member
- Someone willing to be on the loan
Wait and Improve Your Situation
If you’re close to qualifying:
- Pay down debt to improve DTI
- Increase income through raise or second job
- Improve credit score
- Wait for home to appreciate (improve LTV)
Negotiate with the Other Party
If they need to be removed urgently, they may:
- Accept less for their equity share
- Allow more time for you to qualify
- Agree to continue co-signing temporarily
Frequently Asked Questions
Can I just call my lender and remove someone?
No. Lenders don’t simply remove borrowers upon request. The loan contract includes all borrowers, and changing that requires refinancing, assumption or payoff.
Does removing someone from the mortgage affect the deed?
Not automatically. Mortgage and deed are separate. If you refinance to remove someone from the mortgage, you’ll also want a quitclaim or warranty deed to remove them from title.
Can my ex stop me from refinancing?
If they’re on the deed, you may need their cooperation for the refinance. If they refuse, you may need legal intervention or a court order.
What if my name is on the mortgage but not the deed?
You’re responsible for the debt but don’t own the property. This is a bad position—you should either be added to the deed or removed from the mortgage.
How do I know if my loan is assumable?
Check your loan documents or call your servicer. FHA, VA and USDA loans are typically assumable. Most conventional loans are not.
Will removing someone hurt my credit?
The process itself doesn’t hurt your credit. However, if you refinance, the new loan appears on your credit report. Making payments on time builds your credit regardless of who’s on the loan.
Sarah Mitchell
Licensed Mortgage Broker, 15+ Years Experience
Sarah has helped thousands of families navigate the mortgage process. She specializes in making complex loan information easy to understand.
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