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Cancelling a mortgage at the Registro de la Propiedad (Land Registry)

Cancelling a mortgage at the Registro de la Propiedad (Land Registry) is filed with Registro de la Propiedad correspondiente al inmueble. With Managora you do it 100% online: you answer a few questions, sign a digital mandato (power of representation) and we draft, sign and file your application for you. Estimated total cost: from €150. Official tasa (government fee): The Land Registry's charge for the cancellation, plus the notary's charge for the deed of receipt and cancellation. AJD stamp duty is exempt (art. 45.I.B).18 of the consolidated text of the ITP and AJD), although some autonomous communities still require the modelo 600 with a zero amount in order to register. We calculate the notary and registry costs from your mortgage details and tell you the exact amount before you pay anything.

We cancel your mortgage at the Land Registry once the debt has been paid, or through registry lapse (caducidad) where the periods in arts. 82.5 and 210 of the Ley Hipotecaria have already run. Without this cancellation the property still shows as charged even though you owe nothing, and that blocks sales, inheritances and new financing. The general route requires a public deed of receipt and cancellation granted by the bank: the zero-debt certificate is free, but on its own it does not remove the entry. We provide our own notary, arrange the signing with your bank, file the modelo 600 (AJD stamp duty is exempt) and take the deed to the Registry. We tell you the notary's and the Registry's charges before you pay anything.

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Estimated total cost
from €150
Managora's fee
€181.50 (21% VAT incl.)
Tasa (official government fee)
The Land Registry's charge for the cancellation, plus the notary's charge for the deed of receipt and cancellation. AJD stamp duty is exempt (art. 45.I.B).18 of the consolidated text of the ITP and AJD), although some autonomous communities still require the modelo 600 with a zero amount in order to register. We calculate the notary and registry costs from your mortgage details and tell you the exact amount before you pay anything. (suplido: paid to the authority on your behalf, no VAT)
Processing time
No strict legal deadline: it is best to cancel as soon as the last instalment is paid. The lapse under art. 82.5 LH requires 20 years to have passed since the maturity of the secured obligation as shown in the Registry, plus the following year with no renewal, interruption of the limitation period or enforcement recorded. If the maturity date does not appear in the Registry, art. 210.1.8ª LH applies, which counts 40 years from the last entry relating to the mortgage.
Where it is filed
Registro de la Propiedad correspondiente al inmueble ↗
What you receive
Application

Cost breakdown: Our fee is 150 €. Separately, and payable by you, come the notary's charge for the deed of receipt and cancellation and the Land Registry's charge for the entry, which depend on the capital of your mortgage. We tell you both before you pay anything. AJD is exempt and the modelo 600 is filed with a zero amount..

Cancelling a mortgage at the Registro de la Propiedad (Land Registry): how is it filed?

  1. 1Answer the chat questions (around 7 minutes).
  2. 2We review your case and tell you which route applies: a public deed of cancellation (the general one) or registry lapse if the periods in arts. 82.5 or 210.1.8ª LH have already run.
  3. 3We confirm with the zero-debt certificate that the loan is settled and review the registry documents.
  4. 4Payment of 150 € for our fee. The notary's charge and the Registry's charge are separate, and we tell you both before you pay anything. AJD is exempt.
  5. 5Sign the mandate from your mobile.
  6. 6We request the zero-debt certificate from the bank (free by law) and arrange with its authorised officer the signing of the deed of cancellation before our notary.
  7. 7We file the modelo 600 with a zero amount with your autonomous community.
  8. 8We submit everything to the competent Registro de la Propiedad.
  9. 9We follow up the registrar's assessment and the entry (art. 18 LH: 15 working days from the filing entry, extended if the registrar asks for corrections).
  10. 10Once the entry is made, we request the updated nota simple and give it to you so you can see that the charge is gone. If the registrar finds defects, we correct them and file again.

Which documents do you need?

  • •DNI / NIE / CIF of the owner.
  • •The bank's zero-debt certificate. The bank cannot charge you for issuing it. It does not cancel the mortgage on its own, but it is the document on the basis of which the bank grants the deed of cancellation.
  • •Public deed of receipt and cancellation granted by an authorised officer of the bank (authorised copy). We provide our own notary and arrange the signing with the bank.
  • •If you are going down the registry-lapse route: a nota simple or the loan deed showing the maturity of the secured obligation, to prove that the periods in arts. 82.5 or 210.1.8ª LH have run.
  • •Modelo 600 AJD filed for the record with a zero amount (some autonomous communities require it even though it is exempt).
  • •Details of the competent Registro de la Propiedad.

Legal basis and things to bear in mind

  • Legal framework: Ley Hipotecaria arts. 82, 82.5, 156 and 210.1.8ª + Reglamento Hipotecario arts. 174-180 + the AJD exemption in art. 45.I.B).18 of the consolidated text of the ITP and AJD (Real Decreto Legislativo 1/1993).
  • 2 real routes to cancellation: (1) a public deed of receipt and cancellation granted by an authorised officer of the bank, which is the general route under art. 82 LH and the one used in practice; (2) registry lapse under arts. 82.5 and 210.1.8ª LH once the periods have run, applied for at the Registry by the owner.
  • A private zero-debt certificate, even bearing the bank's stamp, is NOT enough for the registrar to cancel the mortgage: art. 82 LH requires a public deed or an authentic document in which the registered creditor consents to the cancellation.
  • AJD: exempt (art. 45.I.B).18 of the consolidated text of the ITP and AJD). The modelo 600 is filed with a zero amount and some autonomous communities still require it before the entry can be made.
  • The bank's zero-debt certificate: the bank cannot charge you for issuing it. The deed of cancellation does carry a notary's charge, and the entry a registry charge: both are payable by you and we tell you what they are before you pay anything.
  • KEY RISK: without cancellation at the Registry, the property REMAINS CHARGED even though the debt is paid. That blocks future sales (the buyer will demand a nota simple with no charges), inheritances (the heirs inherit the charge even though there is no debt left) and financing applications.
  • Related steps: after the cancellation, obtain an updated nota simple (use nota_simple_rp) confirming that the property is free of charges.
  • Registry lapse: art. 82.5 LH requires 20 years from the maturity of the secured obligation as shown in the Registry, plus the following year with no renewal, interruption of the limitation period or enforcement of the mortgage recorded. If the maturity date does not appear, art. 210.1.8ª LH allows cancellation once 40 years have passed since the last entry relating to the mortgage. In both cases it is applied for at the Registry by the owner.
  • Deadline: no strict legal deadline, but it is best done immediately after the final payment.
  • If you are selling: many buyers include a condition in the contract that the mortgage be cancelled first; some sale deeds already include a simultaneous cancellation.

Cancelling a mortgage at the Registro de la Propiedad (Land Registry): frequently asked questions

Cancelling a mortgage at the Registro de la Propiedad (Land Registry): how much does it cost?

The estimated total cost (our fee + official tasas and taxes) is from €150: Our fee is 150 €. Separately, and payable by you, come the notary's charge for the deed of receipt and cancellation and the Land Registry's charge for the entry, which depend on the capital of your mortgage. We tell you both before you pay anything. AJD is exempt and the modelo 600 is filed with a zero amount.. Managora's fee is €181.50, 21% VAT included (€150.00 net + €31.50 VAT). The official tasa charged by the authority (a suplido paid on your behalf, no VAT) is: The Land Registry's charge for the cancellation, plus the notary's charge for the deed of receipt and cancellation. AJD stamp duty is exempt (art. 45.I.B).18 of the consolidated text of the ITP and AJD), although some autonomous communities still require the modelo 600 with a zero amount in order to register. We calculate the notary and registry costs from your mortgage details and tell you the exact amount before you pay anything..

Cancelling a mortgage at the Registro de la Propiedad (Land Registry): how long does it take?

No strict legal deadline: it is best to cancel as soon as the last instalment is paid. The lapse under art. 82.5 LH requires 20 years to have passed since the maturity of the secured obligation as shown in the Registry, plus the following year with no renewal, interruption of the limitation period or enforcement recorded. If the maturity date does not appear in the Registry, art. 210.1.8ª LH applies, which counts 40 years from the last entry relating to the mortgage.

Cancelling a mortgage at the Registro de la Propiedad (Land Registry): which documents do I need?

You need to have to hand: DNI / NIE / CIF of the owner., The bank's zero-debt certificate. The bank cannot charge you for issuing it. It does not cancel the mortgage on its own, but it is the document on the basis of which the bank grants the deed of cancellation., Public deed of receipt and cancellation granted by an authorised officer of the bank (authorised copy). We provide our own notary and arrange the signing with the bank., If you are going down the registry-lapse route: a nota simple or the loan deed showing the maturity of the secured obligation, to prove that the periods in arts. 82.5 or 210.1.8ª LH have run., Modelo 600 AJD filed for the record with a zero amount (some autonomous communities require it even though it is exempt)., Details of the competent Registro de la Propiedad.. You do not upload them here: we collect the details through the guided chat.

Who files the procedure?

Managora files it in your name with Registro de la Propiedad correspondiente al inmueble. You only provide the details through the chat and sign a mandato (power of representation); we prepare, sign and register it.

Can it be done online?

Yes. The whole process is online: you answer a few questions in the guided chat, sign a simple mandato on screen and receive the receipt and the official documents by email, with full legal validity.

Related procedures

Based on the legislation in force and on the official site of the competent authority: Registro de la Propiedad correspondiente al inmueble ↗.

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