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How To Remove Someone From Your House Title in Canada

Can you take a name off a mortgage? This is one of the most common questions we get from couples with a shared mortgage when they separate. Removing a name from a mortgage after separation, death, or any other change in personal circumstances can seem like a complicated process, but it doesn’t have to be. The lender will only consider your spouse or co-mortgage borrower as not part of the contract when there are documents to officially show that the person is no longer responsible for the mortgage.

So, if you’re wondering, how do I get my ex-husband off the mortgage or how to take the spouse off house title, here’s what you should do. In order to remove your spouse from the house title deed, you’ll need to file a quitclaim deed where the other party gives up all the rights to the property. The quitclaim deed must be signed in front of a notary and filed with the county to publicly remove the co-borrower’s name from the property deed and the mortgage. If you decide to refinance the mortgage, the new lender will remove the spouse’s name from the deed on your behalf. Mortgage Refinancing is a great option if you’re looking at how to take your spouse off title, especially if you have a good credit score.

Why You Want To Remove Name From Property Title

How do I get my ex off the mortgage? After a separation or divorce, you and your ex may already have an agreement on who is taking over a mortgage and the payments. Even if you have an arrangement with the co-borrower on who is taking over the mortgage payments, the lender will still hold both of you accountable if the worst happens until your spouse’s name is taken off both the mortgage and the deed. This means that if you do not change name on house title Ontario, you are both considered jointly and severally liable for that loan. This means that if payments are late, the lender can come after both of you.

The best way to handle a joint mortgage split up is getting the name off the mortgage legally. The best part is, the process of how to get a name off the mortgage is not complicated. If the co-borrower no longer wants to be part of a loan that they co-signed, you can refinance the mortgage, especially if you have sufficient equity, a good credit score and a steady income that will continue for at least 3 years.

Take Spouse Off House Title In Order To Refinance

One of the most common ways of how to remove name from house title is to refinance. In fact, there are many lenders who offer this as the only option to remove name from property title Ontario. Refinancing your mortgage simply means trading your old mortgage for a new one which in most cases comes with a new balance. To qualify, you must show the lender that you have a proper income (you are in employment which is likely to last for at least 3 years), you are in good credit standing (typically a score of at least 620), and your debt-to-income ratio is lower than 45%. However, these guidelines typically vary from lender to lender, so you might want to research the options available for you.

Unfortunately, many people may not be able to qualify for the mortgage on their own, which makes refinancing a difficult option of taking an ex off the mortgage after a separation. A good way of working around this is to submit to the lender details on any alimony or child support that you’ll be receiving after the separation. This may help increase your income and qualify for the refinance and way out on how to buy out your partner in a mortgage Canada.

Advantages and Disadvantages To Remove Name From Mortgage After Separation

One of the major downsides of taking a second mortgage (refinancing) as a method of how to buy out your partner in a mortgage Canada is the time and cost involved. First, you’ll need to make a complete mortgage application just as you were when applying the first time. This process involves filling out quite some paperwork and supplying the necessary documents such as your pay stubs and others to support your financial position. In most cases, it takes about a month for a mortgage application to close.
Additionally, refinancing also involves closing costs which range anywhere from 2% to 5% of the loan amount. This can be a significant value, especially if you still have a large outstanding balance on your mortgage. If closing costs are an issue for you, consider rolling the costs into your loan balance so you don’t have to pay them upfront. Some lenders may also agree to cover part of these costs if you could settle for a higher interest rate.
If we can look at the upsides of refinancing your home, top on the list is the fact that you may just enjoy historically low mortgage rates. As soon as you refinance your mortgage, you may start making lower monthly payments since the interest rate has been reduced. This could actually make the mortgage a lot more affordable to you. You may also choose to refinance the mortgage and take a shorter loan term so that you can still pay off your home within schedule.

Using Streamline Refinance Will Reduce Time and Cost

Do you have a VA or FHA home loan? If you do, you may be able to deal with the downsides of refinancing, which are the time and costs involved. In simple terms, streamline refinancing allows borrowers to qualify for a mortgage without the income and credit approvals. The loan can also be approved without a new home appraisal. The main idea behind this is to help reduce the time and costs involved, as is the case in traditional mortgage refinancing. You can use the streamline refinance option to remove a name from a property title in Ontario. The two main options of a streamline refinance include:

  • FHA Streamline refinance which allows you to remove a name without any credit or income verification. However, you have to show that you have been making payments alone for the last 6 months as the remaining borrower. If you cannot prove that you made payments on your own in the previous 6 months, you’ll have to undergo the necessary credit and income checks.
  • VA Streamline refinance is specifically designed for eligible veterans. If you are a veteran, you may qualify for a VA streamline refinance, which allows you to remove your spouse from the loan.

Another option to buy out your partner in a mortgage in Canada is to apply for a USDA loan. These loans may still require the remaining borrower to undergo credit and income verification, but it’s less time-consuming than traditional refinancing.

Buying Out Your Partner In a Mortgage

Want to find out how to buy out your partner in a mortgage Canada? To cash out your partner in a mortgage means that you give them their court-ordered equity as payment so that they can be removed from the property’s title. You may not have the cash at hand to do this, but you can apply for a cash-out mortgage refinance. This is simply a loan that you take in order to transfer a portion of your home’s equity. Most lenders will require that you have at least 20% equity remaining in the home after the refinance to qualify for this cash-out loan. It is unfortunate that many homeowners don’t have as much equity in their homes to qualify for this kind of refinancing. If you don’t have a high loan to value ratio of 80% and above, you may also consider a VA home loan which allows you to cash out up to 100% of your equity. However, only eligible veterans can qualify for the VA streamline refinance. This often allows borrowers to qualify for refinancing even without credit re-verification.

Can You Remove Someone's Name From a Mortgage Without Refinancing?

Refinancing may not be a suitable solution for everyone. The good news is, there are other options of taking over a mortgage without refinancing. Borrowers have used loan assumption and loan modification strategies in the past to get another party off the loan. However, these options are not offered by all lenders. We recommend visiting your lender to ask about loan assumption and loan modification and find out if these are suitable avenues for you to remove an ex’s name from a mortgage. If you don’t have either loan assumption or loan modification strategies as an option, your best and possibly only bet would be to consider loan refinancing.

Taking Over The Mortgage Through Loan Assumption

The simplest way of taking over a mortgage is to inform your lender of this decision and request a loan assumption. The loan assumption simply allows you to remove the co-borrower, in this case, your spouse, from the note. All the other terms and conditions of the loan will remain as they were. For instance, you will still be expected to pay the same interest rate on the existing loan. The only change that will be made is that you will be considered the sole borrower. If your spouse is expected to make payment, but you are the one who got the home, you will be protected if he/she defaults. To eliminate your responsibility for the mortgage payments, you will need to request the lender for a release of liability. However, be aware that some lenders simply do not agree to a loan assumption simply because there is no evidence that the remaining borrower can afford the payments. Though it is indeed the simplest solution to take over a loan, the loan assumption has cost implications. The lender may charge administrative fees ranging from $250 to $500 as well as an additional 1% of the loan amount.

Loan Modification Is Another Option for Removing a Name From Your Mortgage

The loan modification strategy allows the borrower to request a change of the terms of the loan without having to apply for refinancing. This could be a suitable option for you if you’d like to lower your interest rates or have a longer repayment period. This is a strategy that most lenders only agree to when the borrower is facing some financial hardships. There are lenders who will accept divorce or separation as a valid reason for loan modification. As you explore different options of removing spouse off title mortgage, call your lender and find out if they would consider loan modification and offer better terms to allow you to take over your mortgage.

If Taking Over a Mortgage Is Not An Option You Will Need to Sell The House

After exhausting all other options, you may consider selling the property. This is especially a wise move if you can’t afford the mortgage on your own. The fortunate thing is that most parts of Ontario offer a strong seller’s market, so you are likely to get a good offer on your property. However, if home prices are dropping in the area where your property is located, you may find it more challenging to sell the home. In such situations, you may want to consider settling for a “short sale.” This allows you to sell the property even if the net proceeds may not cover all the money owed. Some lenders will come after you for opting for a “short sale.” They may force you to settle the difference between the foreclosure sale proceeds and the loan balance. Even if the lender doesn’t come to you for selling the home and not covering all the loans on it, your credit score will still be negatively impacted after the short sale.

Do Not Take Spouse Of House Title And Keep Making Payments On The Mortgage

There are couples who agree to keep making their mortgage payments even after the separation or divorce. This is one of the risky options. Should you decide not to take your ex off the title and keep making the mortgage payments, you must understand the risks involved. For instance, if one person is not living in the house, they may not have any incentive or drive to stay current with the payment. Deciding to continue living in the house after the separation can help this arrangement to work. As financial experts, we’ve seen too many foreclosure cases because one person stopped making payments even after they both agreed after the separation. Even though options like refinancing require a lot more work, they usually offer a more successful outcome.

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How to Remove a Name From a Mortgage

A joint mortgage split up can get complicated and messy for any couple on the verge of a divorce trying to figure out how to take spouse off house title. Most couples who share a mortgage have one of two options when they choose to part ways – one partner to buy out the home from the other, or both agree to sell the home and pay off their mortgage so they can start afresh. In simple terms, a deed of conveyance is a document completed by both the buyer and the seller who is being removed from the title and deed. In the case of getting name off mortgage, you will need to fill the quitclaim or warranty deed forms as well as attach supporting documents to prove your ownership.

Step 1 – Discuss Property Ownership With Your Spouse

First, you need to discuss who will keep the property and manage the mortgage payments. This can be a difficult conversation, especially if you are in the middle of a divorce or separation, but it’s a very critical one. It’s the wisest choice to have the party with the highest income pay hold onto the mortgage. Once you agree on this, you can then decide on who will be removed from the title. If you are the one being removed from the title, you must understand how you are going to get your share of the property. You can choose to transfer your interests to the co-owner depending on whether they are willing to settle your part of the home’s equity. If the person remaining with the property agrees to handle the mortgage payments with their sole income, he/she may need to apply for a new mortgage. Documents such as alimony or child support received by the borrower can help to support the new mortgage application.

Step 2 - Get a Copy of Your Title Deed

Secondly, be sure that you obtain a copy of the title deed. The easiest way to prove ownership of a house is with either a title deed or grant deed. These deeds are typically filed in the land registry office of the county where your property is located. This will help you verify whether the person you want to be removed in the deed is actually listed as a co-owner. If you have lost your house deed and need a replacement, you can easily get it at a small fee.

Step 3 - Complete The Quitclaim Or Warranty Form

To remove a person from your title, you need to complete the quitclaim deed or warranty deed form. In this form, you will be requested to provide certain information such as:

The full names of persons involved in the transfer of ownership (i.e yourself and the person you are transferring ownership to). You must use the same names that you found on the title deed.

  • The property’s accurate address.
  • Date of the transfer.
  • The location where the quitclaim or warranty deed is being signed.
  • Clearly state the reasons behind the transfer.
  • Clearly state what the person transferring ownership will be receiving from this transaction.
  • Any necessary financial and tax information.
  • Type of property ownership.

Both forms can be found online. In addition, warranty forms are often readily available at the county clerk’s office. Keep in mind that the forms have to be executed correctly if they are to be considered valid. Common mistakes made when filling the forms include using different names or signatures of the person conveying or granting the deed from what was on the title.

If the person you want to remove from the deed is deceased, you will need to transfer the property to the living owners. The land registry will require 3 key documents before they remove the deceased person from a deed. For instance, you will be required to submit a copy of the death certificate to prove that the person is actually deceased.

Step 4 – Removing Spouse Off Title Mortgage: Submitting Your Forms

The completed quitclaim deed or warranty deed forms will then be submitted at the land registry office where you got the original property deed. Check with your province or territory what other supporting documents you may need when submitting the form.

Step 5 – Do Not Forget To Request a Certified Copy of Your Quit Claim or Warranty Deed

The quitclaim and warranty deed are both important files that you need for your own records. You may be required to pay a small fee to get a certified copy of any of these documents, but doing this can be very useful in the future if there’s a dispute or amendment.


How much will it cost to remove someone from the deed of your house?

Legal fees vary depending on your location, but most lawyers will typically charge an average of $350 to $500 to remove a person from a property deed. You may also qualify for a one-hour free consultation which is offered by most law firms to help reduce costs. To make the process smooth and cost-effective, have all the appropriate paperwork on hand before this initial consultation.

Will removing someone's name from the deed eliminate their mortgage obligation?

Once you remove someone’s name from the property deed, they may still be responsible for paying the mortgage on the property. This is because their mortgage and property deed are two separate legal documents with different terms and obligations. The lender will still hold a co-borrower responsible for the debt they owe even if their name is removed from the deed. If you would like to remove your responsibility to pay the loan, consult your mortgage provider to have this changed on the mortgage itself.

If your name is going to be removed from the property deed, you must also make sure that you are no longer financially responsible for the mortgage payments. There are many options to go about this, but the most popular route is to refinance the mortgage to pay off the existing debt and enter into a new loan agreement as to the sole owner of the property. Then, if the remaining owner cannot be approved for a new mortgage, the property can be sold off to pay the remaining loan and discharge all the debts.

Can I remove someone’s name for property deed involuntarily?

If you’d like to remove someone’s name from a property deed without their approval, expect this to be a complicated process. You may need to file a lawsuit that would prove your case and force the co-owner to give up their property ownership interests. However, going this route can be a costly and time-consuming process. It’s best to consider other alternatives first.

Where to get a mortgage with bad credit?

Traditional lenders don’t usually give mortgages to people with bad credit records or poor ratings. That means private lenders are the best people to approach when you need a bad credit mortgage. Turkin Mortgage brokers are the best partners to work with if you need a private mortgage lender, but your credit rating is below fair. We won’t let your bad luck affect your future, and we won’t limit your options either. When it comes to our clients, we don’t hold anything back.

What Is the Difference Between Quitclaim Deed and Warranty Deed?

A quitclaim deed is a document given to the buyer to show that the seller has transferred their entire interest in the property to the buyer. This deed has no warranties or title and only works as an indication that the seller of the property has turned it to the buyer.

On the other hand, a warranty deed is issued to show the rightful owner of a property who is legally eligible to transfer its ownership after a sale or exchange. This document has no outstanding claims on the property. It just shows a statement that the named person owns the property, and it is free and clear of all liens.

How to find a legal description of a property?

The best place to find the legal property description of your home or property is to reach out to your local land title office with your tax Parcel Identification Number or municipal address.

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