Last reviewed 27 October 2026 · FormLL editorial team · Checked against HM Land Registry guidance
If your remortgage is already under way, comply with the Form LL restriction for that remortgage (a single compliance certificate) and lodge the removal afterwards, or have one solicitor lodge both with the order agreed. HM Land Registry deals with applications against a title in order of priority, so a pending removal can delay registration of the new mortgage. If no remortgage is planned for several months, remove it now so the next one is restriction-free.
Three scenarios
1. Remortgage is months away
This is the ideal time to remove it. Lodge the removal now, let HM Land Registry process it without a deadline, and your next lender's conveyancer will find a clean title. Start with the Form LL removal service.
2. Mortgage offer issued, completion in the next few weeks
Do not start a removal now. Your lender's conveyancer cannot register the new mortgage without a compliance certificate while the restriction is on the register, and a removal application lodged in parallel creates a second pending application on the title. Get a compliance certificate for this remortgage and remove the restriction after the new mortgage is registered. If both owners want the same solicitor to handle the certificate and the later removal, say so in your enquiry.
3. Completion is days away and the restriction was only just found
Removal will not help in time. You need a certificate, fast. See Form LL certificate fast track and mortgage offer expiring.
Why order matters at HM Land Registry
Applications against a registered title are dealt with in order, and later applications are registered subject to earlier ones. Owners on HM Land Registry's support forum have described remortgages held up because an earlier application on the title was still waiting to be processed. Removal is not an automated application, so it waits for a caseworker.
Using the free expedite
If a delay would put a property transaction such as a refinancing deal at risk, HM Land Registry lets you request an expedite free of charge. It says the vast majority of expedited applications are processed within 10 working days. Expedites are assessed case by case and are not guaranteed, so they are a safety net rather than a plan.
Product transfers
A product transfer with your existing lender usually does not create a new mortgage to register, so Form LL is often not triggered. If you are unsure, ask your lender whether a new charge will be registered. If it will, treat it as a remortgage.
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Start my enquiryFrequently asked questions
Will removing Form LL speed up my remortgage?
Not if the remortgage is already under way. The quickest route for a live remortgage is a compliance certificate. Removal helps future remortgages.
Can the removal and the remortgage be lodged together?
Sometimes, with the order of applications made clear. It needs coordination between your lender's conveyancer and the solicitor handling removal, so most owners comply for the live transaction and remove afterwards.
How long after my remortgage should I lodge removal?
Once your lender's conveyancer confirms the new mortgage is registered. The solicitor can then lodge removal with no competing application on the title.
Sources
- HM Land Registry — Processing times and free expedite service
- HM Land Registry — Estimated completion timeframes
- HM Land Registry Practice Guide 19 — Notices, restrictions and protection of third-party interests
- HM Land Registry support forum — remortgage held up by a pending application (2024)
Facts on this page were checked against the sources above on 27 October 2026. HM Land Registry fees and practice can change; your solicitor confirms the current position before anything is lodged.