{"id":1257,"date":"2021-02-22T10:00:22","date_gmt":"2021-02-22T15:00:22","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1257"},"modified":"2024-04-25T23:20:03","modified_gmt":"2024-04-26T03:20:03","slug":"the-partial-release-of-mortgage-when-youre-only-selling-part-of-your-property","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/the-partial-release-of-mortgage-when-youre-only-selling-part-of-your-property\/","title":{"rendered":"The Partial Release of Mortgage: When You\u2019re Only Selling Part of Your Property"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"alignright\"><img loading=\"lazy\" decoding=\"async\" width=\"410\" height=\"273\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/the-partial-release-of-a-mortgage.jpg\" alt=\"A person frolicking in an open green space with some trees in the background. Captioned: The Partial Release of Mortgage\" class=\"wp-image-1258\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/the-partial-release-of-a-mortgage.jpg 410w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/the-partial-release-of-a-mortgage-300x200.jpg 300w\" sizes=\"auto, (max-width: 410px) 100vw, 410px\" \/><\/figure><\/div>\n\n\n\n<p>What if a potential buyer is interested in acquiring a part\nof your property, and you\u2019re willing to sell? <\/p>\n\n\n\n<p>If you\u2019re a land owner with full rights in a piece of\nproperty, you may legally sell any part of it \u2014 unless bound by an agreement to\nthe contrary. If a parcel is mortgaged, an owner may not subdivide parts to\nsell, thereby shrinking the loan collateral, without the lender\u2019s approval. A\nhomeowner who attempts to sell mortgaged property without the lender\u2019s\npermission invites the risk of triggering the loan\u2019s <a href=\"https:\/\/www.deeds.com\/articles\/what-is-a-due-on-sale-clause-and-what-does-it-mean-to-me\/\">\u201cdue\non sale\u201d clause<\/a> and having to pay off the full mortgage.<\/p>\n\n\n\n<p>Thus, to transfer title to a part of a property, the owner must\nfirst receive a <em>partial release of mortgage<\/em>. This instrument allows the\nsale of a section of a property, free and clear, yet keeps the mortgage on the\nremainder. <\/p>\n\n\n\n<p>How does the partial release process play out? In this\narticle, we boil it down to a few key elements. We also offer some contextual\nquestions to consider. By examining the context of a potential sale, a\npotential seller can avoid serious losses in value.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Can It Be Done? Check the Rules. <\/h2>\n\n\n\n<p>Before having any serious discussions with a potential buyer,\nbe sure the sale and release is possible. Ask two threshold questions:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>First, there\u2019s the matter of local zoning. The\nhomeowner should carry out some preliminary online research to ascertain the\nminimum lot size required for a home. A sale cannot legally occur if it cuts\nthe parcel\u2019s size below the allowed minimum in the local area.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The next threshold question is whether the\nlender can consider a partial release. Some mortgage agreements expressly bar partial\nreleases. Others may refer to a set release schedule, requiring the borrower to\nhave a certain amount of equity built up before requesting any type of release.\n<\/li><\/ul>\n\n\n\n<p>Assuming zoning ordinances would permit the deal, the owner\nor the owner\u2019s mortgage consultant should call the lender, and explain the\nprospective buyer\u2019s proposal. If partial satisfaction of the mortgage agreement\ncan be accepted, the lender will give the borrower an established procedure to\nfollow. To preserve the loan-to-value ratio of its collateral, the lender might\ncall for a partial loan payoff, or might allow a partial discharge in exchange\nfor payment out of the homeowner\u2019s current equity. Much depends on just how\nmuch the sale would change the value of the asset to be retained under the\nmortgage. <\/p>\n\n\n\n<p>Clearly, there are many moving parts to this process. And the\nborrower must complete the application exactly the way the lender needs it\nsubmitted in order to obtain the partial release. Expect the approval to take\nseveral weeks or months before the buyer and seller can realistically approach\nthe closing table. Any agreement the homeowner negotiates with a buyer must be contingent\non the receipt of the partial release of mortgage. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Reality Check: You Have a Buyer. Should You Sell? <\/h2>\n\n\n\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/you-have-a-buyer-should-you-sell.jpg\" alt=\"\" class=\"wp-image-1259\" width=\"300\" height=\"169\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/you-have-a-buyer-should-you-sell.jpg 600w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/you-have-a-buyer-should-you-sell-300x169.jpg 300w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/figure><\/div>\n\n\n\n<p>Before getting into the nuts and bolts of the legal\ninstrument, let\u2019s take a step back. A proposal to buy a part of a property\ndemands some tough questions and smart answers. <\/p>\n\n\n\n<p>For a few examples:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>What will happen with the sold segment of your property\nwhen it\u2019s no longer yours? Will it be developed? Will the changes mean more\nnoise, traffic, pollution, parking, impermeable ground surfaces, problematic\nwater diversion, or bulky infrastructure on the edge of your property?<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Could you lose valuable resources, such as water\nor trees, to the buyer? <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Will the buyer remove natural features that give\nyour land privacy and beauty? <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Do you know the real value of what you\u2019ll be\nconveying? You might have no interest in the development potential of your\nland, but that value is still there and should be paid for. <\/li><\/ul>\n\n\n\n<p>An appraiser with knowledge about subdividing properties can complete some due diligence on the \u201cbest use\u201d value of the segment you want to sell. Expect to pay at least $1,000 when <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/www.homeadvisor.com\/cost\/inspectors-and-appraisers\/hire-a-property-appraiser\/#:~:text=In%20general%2C%20appraisals%20cost%20between,work%20and%20therefore%20cost%20more.\" target=\"_blank\">hiring an expert for a complicated appraisal task<\/a> \u2014 and that\u2019s in addition to <a href=\"https:\/\/www.kompareit.com\/homeandgarden\/developers-engineers-subdividing-property.html\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">subdivision fees and survey costs<\/a>. <\/p>\n\n\n\n<p>Real estate agents, too, can weigh in on the fair market value\nof a given segment of property. They can point out new angles a seller hadn\u2019t\nconsidered. For example, should the seller get a stake in the development, if\nthe buyer is planning to use the land in a business? For support in achieving a\nfair agreement, the seller should consider the importance of hiring a local real\nestate attorney, too. An experienced and diligent legal expert makes sure that\nthe partial release and the new titling are correctly done, and that owners\nknow their rights, risks and obligations.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Laying the Groundwork for a Partial Release&nbsp;<\/h2>\n\n\n\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/laying-the-groundwork-for-a-artial-release.jpg\" alt=\"\" class=\"wp-image-1260\" width=\"411\" height=\"274\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/laying-the-groundwork-for-a-artial-release.jpg 548w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/02\/laying-the-groundwork-for-a-artial-release-300x200.jpg 300w\" sizes=\"auto, (max-width: 411px) 100vw, 411px\" \/><\/figure><\/div>\n\n\n\n<p>If the lender is willing to approve the partial release,\nseveral wheels start to move:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The title insurer <a href=\"https:\/\/www.deeds.com\/articles\/frequently-asked-title-research-questions\/\">runs\na title search<\/a> to scour the records for liens.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The title insurer adds an endorsement to the title\npolicy, and the lender receives copies of the updated policy.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The lender requests an appraisal of the current\nproperty, and its expected valuation once the segment in question is removed\nfrom the title.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><a href=\"https:\/\/www.deeds.com\/articles\/the-property-survey-do-you-need-one\/\">A\nlicensed surveyor examines the property<\/a> and prepares the new legal\ndescriptions.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The owner contacts the county zoning office for\npermission to subdivide; and the zoning office reviews the survey, appraisal,\nand related information.<\/li><\/ul>\n\n\n\n<p>The owner should obtain all the necessary instructions from\nthe local zoning board, and must be prepared to follow them precisely. Only after\nall the preparatory work is done and approved can the lender release and\ndischarge part of the mortgage.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Elements of a Partial Mortgage Release<\/h2>\n\n\n\n<p>The recorded document, titled Partial Release of Mortgage,\nsets forth:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The date of release, the borrower\u2019s name and\naddress, the lender\u2019s name, and its representative\u2019s name and title. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Information identifying the original loan\nrecordation.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The state and county where the property exists.&nbsp;&nbsp; <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>A statement of release and discharge from the mortgage\nlien on the described area.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>An identification and description of the land not\nreleased from the remaining mortgage. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>A statement that the mortgage continues as a\nvalid lien on the land that remains as collateral.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>The dated notary acknowledgement of the\ninstrument\u2019s execution.<\/li><\/ul>\n\n\n\n<p>The new <a href=\"https:\/\/www.deeds.com\/articles\/the-importance-of-a-legal-description-in-a-real-estate-deed\/\">legal\ndescription<\/a> text provided through the survey should be incorporated\nby reference. Finally, the instrument and all related documents are filed, with\nthe appropriate fees, at the local recorder&#8217;s office. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Conclusion<\/h2>\n\n\n\n<p>We trust this article helps owners consider both the details\nand the big picture. An owner seeking a partial mortgage release needs to know\nthat both the zoning rules and the lending rules allow this kind of transaction\nwith the specific property. The owner must also consider the various costs and\ntime involved in the process. And the owner should feel sure that there will be\nno serious detriments to the enjoyment of the remaining land, now and in the\nfuture. <\/p>\n\n\n\n<p>If all of these factors work out, and a buyer makes an\nattractive offer, then selling a portion of a mortgaged property could be an\nexcellent decision.<\/p>\n\n\n\n<p><strong>Supporting References<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size\">Robert Nislick, Attorney at Law: <a href=\"https:\/\/nislick.com\/2015\/01\/12\/obtaining-a-partial-release-of-mortgage\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Obtaining a Partial Release of Mortgage<\/a> (updated Jan. 2015).<\/p>\n\n\n\n<p class=\"has-small-font-size\">Ryan Cockerham, <em>SFGate Home Guides<\/em>: <a href=\"https:\/\/homeguides.sfgate.com\/partial-release-mortgage-6847.html\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">How Do I Get a Partial Release of Mortgage<\/a>? (updated Jul. 2018).<\/p>\n\n\n\n<p class=\"has-small-font-size\">Photo credits: <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/unsplash.com\/photos\/7UFiKTF2Bcw\" target=\"_blank\">Georgy Trofimov<\/a>, <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/unsplash.com\/photos\/mJgnCMwp3-c\" target=\"_blank\">Glenn Haertlein<\/a>, and <a href=\"https:\/\/unsplash.com\/photos\/bGmx6NxEVAU\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Scott Blake<\/a>, via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>What if a potential buyer is interested in acquiring a part of your property, and you\u2019re willing to sell? If you\u2019re a land owner with full rights in a piece of property, you may legally sell any part of it \u2014 unless bound by an agreement to the contrary. If a parcel is mortgaged, an [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71,57],"tags":[],"class_list":["post-1257","post","type-post","status-publish","format-standard","hentry","category-general","category-mortgage"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>The Partial Release of Mortgage: When You\u2019re Only Selling Part of Your Property - Deeds.com<\/title>\n<meta name=\"description\" content=\"What if a potential buyer is interested in acquiring a part of your property? How does the partial release process play out? 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