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Novación or subrogación of a mortgage (changing its terms or moving it to another bank)

Novación or subrogación of a mortgage (changing its terms or moving it to another bank) is filed with Notario + Registro de la Propiedad correspondiente. 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 €199. Official tasa (government fee): Subrogación: exempt from AJD. Novación changing only the interest rate or the term: 0,15 % of the outstanding capital (a 90 % reduction). All other cases: 1,5 % AJD. Under the LCCI, the costs fall on the bank.

We handle changes to your mortgage loan in its 3 forms: NOVACIÓN, amending the terms with the same bank (art. 4 Ley 2/1994, with a 90 % AJD reduction if only the interest rate or the term changes), SUBROGACIÓN ACTIVA, moving the loan to a different bank (arts. 1-2 Ley 2/1994, exempt from AJD, with a legal fee capped at 0,5 %/0,25 %), or SUBROGACIÓN DE DEUDOR, where a buyer takes over the mortgage in a sale (art. 118 LH). We check the LCCI rules (Ley 5/2019) where they apply: FEIN + FiAE + a 10-day reflection period + the prior notarial record + the costs falling on the bank. We see you through to the registration.

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Estimated total cost
from €199
Managora's fee
€59.29 (21% VAT incl.)
Tasa (official government fee)
Subrogación: exempt from AJD. Novación changing only the interest rate or the term: 0,15 % of the outstanding capital (a 90 % reduction). All other cases: 1,5 % AJD. Under the LCCI, the costs fall on the bank. (suplido: paid to the authority on your behalf, no VAT)
Processing time
LCCI legal reflection period: 10 calendar days from the FEIN. Enervación period, the current bank's right to match the offer (subrogación): 15 days. Typical total processing time: 4-8 weeks.
Where it is filed
Notario + Registro de la Propiedad correspondiente ↗
What you receive
Application

Cost breakdown: Our fee 49 € + notary costs from around 150 €. Subrogación is exempt from AJD; a novación of the interest rate or the term is taxed at 0,15 % of the outstanding capital; in other cases AJD is 1,5 %, which varies..

Novación or subrogación of a mortgage (changing its terms or moving it to another bank): how is it filed?

  1. 1Answer the chat questions (around 10 minutes).
  2. 2We work out which form applies (novación / subrogación de acreedor, change of lender / subrogación de deudor, change of borrower) and whether the LCCI rules apply.
  3. 3We check the FEIN, the FiAE, the prior notarial record and the 10-day reflection period.
  4. 4We calculate the AJD: a subrogación de acreedor is exempt; a novación gets the 90 % reduction if only the interest rate or the term changes.
  5. 5We check the legal cap on the subrogación fee (0,5 % in the first 5 years / 0,25 % thereafter).
  6. 6Payment of 49 € for our fee + the valuation (around 250 €) + notary/Registry/AJD costs, which fall on the bank where the LCCI applies.
  7. 7Sign the mandato (mandate) from your mobile.
  8. 8We draft the acceptance document and the application to your current or new bank, depending on the route.
  9. 9We arrange the notary appointment and the prior LCCI record.
  10. 10We file the modelo 600 AJD where applicable and handle the entry at the Registro de la Propiedad.

Which documents do you need?

  • •DNI / NIE / CIF of the borrower.
  • •The original mortgage deed and an up-to-date nota simple (registry extract) from the Registro de la Propiedad.
  • •A certificate of outstanding capital from your current bank.
  • •If a subrogación: the binding offer from the new bank and the notice to the old bank.
  • •If the LCCI applies: the FEIN (European Standardised Information Sheet) and the FiAE (Standardised Warnings Sheet).
  • •The prior LCCI notarial record (free of charge) signed before the deed.
  • •A recent valuation of the property (if the new bank requires it, or if the capital is being increased).

Legal basis and things to bear in mind

  • Legal framework: Ley 2/1994 (novación and subrogación) + Ley 5/2019 LCCI + arts. 118 and 144 LH.
  • NOVACIÓN MODIFICATIVA (art. 4 Ley 2/1994): same bank. A 90 % AJD reduction if it affects only the interest rate and/or the term (art. 9 Ley 2/1994). If the capital is increased, the reduction is lost.
  • SUBROGACIÓN DE ACREEDOR, change of lender (arts. 1-2 Ley 2/1994): moving to a different bank. EXEMPT FROM AJD by law. The legal cap on the fee payable to the old bank: 0,5 % in the first 5 years / 0,25 % thereafter (LCCI art. 23). The old bank has 15 days to match the offer (enervación).
  • SUBROGACIÓN DE DEUDOR, change of borrower (art. 118 LH): the buyer takes over the mortgage with the bank's consent. It is normally documented within the sale deed itself.
  • LCCI (Ley 5/2019): it applies where the borrower is a consumer individual and the property is residential. Requirements: FEIN + FiAE + a 10-day reflection period + a free prior notarial record + the costs falling on the bank (the client only pays the valuation).
  • Natural next steps: cancelacion_hipoteca_rp once the loan is paid off in full; nota_simple_rp to check the charges before and after.
  • If the old bank charges a fee above the legal cap, the claim goes to the bank's customer service department and, failing that, to the Banco de España.

Novación or subrogación of a mortgage (changing its terms or moving it to another bank): frequently asked questions

Novación or subrogación of a mortgage (changing its terms or moving it to another bank): how much does it cost?

The estimated total cost (our fee + official tasas and taxes) is from €199: Our fee 49 € + notary costs from around 150 €. Subrogación is exempt from AJD; a novación of the interest rate or the term is taxed at 0,15 % of the outstanding capital; in other cases AJD is 1,5 %, which varies.. Managora's fee is €59.29, 21% VAT included (€49.00 net + €10.29 VAT). The official tasa charged by the authority (a suplido paid on your behalf, no VAT) is: Subrogación: exempt from AJD. Novación changing only the interest rate or the term: 0,15 % of the outstanding capital (a 90 % reduction). All other cases: 1,5 % AJD. Under the LCCI, the costs fall on the bank..

Novación or subrogación of a mortgage (changing its terms or moving it to another bank): how long does it take?

LCCI legal reflection period: 10 calendar days from the FEIN. Enervación period, the current bank's right to match the offer (subrogación): 15 days. Typical total processing time: 4-8 weeks.

Novación or subrogación of a mortgage (changing its terms or moving it to another bank): which documents do I need?

You need to have to hand: DNI / NIE / CIF of the borrower., The original mortgage deed and an up-to-date nota simple (registry extract) from the Registro de la Propiedad., A certificate of outstanding capital from your current bank., If a subrogación: the binding offer from the new bank and the notice to the old bank., If the LCCI applies: the FEIN (European Standardised Information Sheet) and the FiAE (Standardised Warnings Sheet)., The prior LCCI notarial record (free of charge) signed before the deed., A recent valuation of the property (if the new bank requires it, or if the capital is being increased).. 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 Notario + Registro de la Propiedad correspondiente. 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: Notario + Registro de la Propiedad correspondiente ↗.

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