Franklin County Discharge of Mortgage (MERS) Form
Last validated July 18, 2026 by our Forms Development Team
Franklin County Discharge of Mortgage (MERS) Form
Fill in the blank Discharge of Mortgage (MERS) form formatted to comply with all Vermont recording and content requirements.
Franklin County Discharge of Mortgage (MERS) Guide
Line by line guide explaining every blank on the Discharge of Mortgage (MERS) form.
Franklin County Completed Example of the Discharge of Mortgage (MERS) Document
Example of a properly completed Vermont Discharge of Mortgage (MERS) document for reference.
All 3 documents above included • One-time purchase • No recurring fees
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Additional Vermont and Franklin County documents included at no extra charge:
Where to Record Your Documents
Town Clerk of Bakersfield
Bakersfield, Vermont 05441
Hours: M - F 9:00 to 12:00 & 7:00 to 8:00
Phone: (802) 827-4495
Town Clerk of Berkshire
Enosburgh, Vermont 05450
Hours: M & Tu 8-12, 1-5; W & Th 9-12, 1-4
Phone: (802) 933-2335
Town Clerk of Enosburgh
Enosburgh Falls, Vermont 05450
Hours: M - F 8:00 to 3:30
Phone: (802) 933-4421
Town Clerk of Fairfax
Fairfax, Vermont 05454
Hours: M - F 9:00 to 4:00; 1st & 3rd Mon 6:00 to 8:00
Phone: (802) 849-6111
Town Clerk of Fairfield
Fairfield, Vermont 05455
Hours: M, Tu, Th, F 8:00 to 3:00; W 10:30 to 5:30
Phone: (802) 827-3261 x1
Town Clerk of Fletcher
Cambridge, Vermont 05444
Hours: M 8 - 3:30 & 6:30 - 8:30; Tu - Th 8 to 3:30
Phone: (802) 849-6616
Town Clerk of Franklin
Franklin, Vermont 05457
Hours: M, Tu, F 8:30 to 3:30; W 8:30 to noon; Th 8:30 to 6:00
Phone: (802) 285-2101
Town Clerk of Georgia
St. Albans, Vermont 05478
Hours: M-F 8:00 - 4:00
Phone: (802) 524-3524
Town Clerk of Highgate
Highgate Ctr, Vermont 05459
Hours: M-F 8:30 to 12 & 1:00 to 4:30
Phone: (802) 868-4697 X201
Town Clerk of Montgomery
Montgomery, Vermont 05471
Hours: M 8-12 & 1-6; Tu, Th, F 8-12 & 1-4
Phone: (802) 326-4719
Town Clerk of Richford
Richford, Vermont 05476
Hours: M - Th 8:00 - 5:00; F 8:00 - noon
Phone: (802) 848-7751 x3
City of St. Albans Clerk
St. Albans, Vermont 05478-0867
Hours: M-F 7:30 - 4:30; last Sat 9:00 - 12:00
Phone: (802) 524-1501 x264
Town of St. Albans Clerk
St. Albans Bay, Vermont 05481
Hours: M-F 8:00 - 4:00
Phone: (802) 524-2415
Town Clerk of Sheldon
Sheldon, Vermont 05483
Hours: M 8:00 to 6:00 & Tu-F 8:00 to 3:00
Phone: (802) 933-2524 x3
Town Clerk of Swanton
Swanton, Vermont 05488
Hours: M-F 7:00 to 5:00
Phone: (802) 868-4421
Recording Tips for Franklin County:
- Ask if they accept credit cards - many offices are cash/check only
- Bring extra funds - fees can vary by document type and page count
- Consider using eRecording to avoid trips to the office
Cities and Jurisdictions in Franklin County
Properties in any of these areas use Franklin County forms:
- Bakersfield
- East Berkshire
- East Fairfield
- Enosburg Falls
- Fairfield
- Franklin
- Highgate Center
- Highgate Springs
- Montgomery
- Montgomery Center
- Richford
- Saint Albans
- Saint Albans Bay
- Sheldon
- Sheldon Springs
- Swanton
Hours, fees, requirements, and more for Franklin County
How do I get my forms?
Forms are available for immediate download after payment. The Franklin County forms will be in your account ready to download to your computer. An account is created for you during checkout if you don't have one. Forms are NOT emailed.
Are these forms guaranteed to be recordable in Franklin County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Franklin County, including margin requirements, font requirements, and other layout standards. This guarantee applies to formatting, not to the legal sufficiency of information entered by the user or the suitability of a form for a particular transaction.
Can I reuse these forms?
Yes. You can reuse the forms for your personal use. For example, if you have multiple properties in Franklin County you only need to order once.
What do I need to use these forms?
The forms are PDFs that you fill out on your computer. You'll need Adobe Reader (free software that most computers already have). You do NOT enter your property information online - you download the blank forms and complete them privately on your own computer.
Are there any recurring fees?
No. This is a one-time purchase. Nothing to cancel, no memberships, no recurring fees.
How much does it cost to record in Franklin County?
Recording fees in Franklin County vary. Contact the recorder's office at (802) 827-4495 for current fees.
Questions answered? Let's get started!
When a Vermont home loan is paid off, the instrument that clears the land records is often signed not by the lender but by Mortgage Electronic Registration Systems, Inc. This form prepares that instrument: a Vermont discharge of mortgage by separate instrument under 27 V.S.A. Section 463, set up for MERS as the mortgagee of record, signing through a certifying officer.
The certification Vermont law prescribes
Vermont's separate-instrument discharge statute supplies its own language. Under Section 463(a), the instrument is substantially in the statutory form: a certification that the described mortgage is paid in full and satisfied, identifying the mortgagor, the mortgagee, the date of the mortgage, and the book and page of the town land records where it was recorded. This form carries that certification with the identification blanks in the statutory order, then adds express release language covering the interest of the mortgagee of record. Section 463(b) states the consequence: once the satisfaction is acknowledged before a notary public and recorded, it discharges the mortgage and bars actions brought on it. A satisfaction of mortgage, a mortgage release, and a discharge of mortgage are the same instrument under different names; Vermont's statute calls it a discharge.
Why MERS signs, and how the form shows it
A large share of residential mortgages name Mortgage Electronic Registration Systems, Inc. as the mortgagee of record, acting solely as nominee for the lender and the lender's successors and assigns. Once MERS holds the mortgage of record, sales of the loan and transfers of servicing move across the MERS registry without recorded assignments, so at payoff the discharge comes from MERS even when the original lender is long out of the picture. Vermont Title Standard 18.5 addresses this pattern directly: when MERS is the record holder, the mortgage is discharged only by MERS, acting itself or through a member's certifying officer. The form is built around the details a Vermont title examiner reads in such a discharge. It identifies MERS as mortgagee of record and nominee, carries entries for the MERS address, the 18-digit MIN (Mortgage Identification Number), and the servicer loan number, collects the certifying officer's office title under the signature line, and includes an assignment reference section for a mortgage that reached MERS by recorded assignment rather than in the original security instrument.
Recorded with the town clerk, town by town
Vermont records land instruments by town and city rather than by county, so the discharge goes to the clerk of the municipality whose land records hold the mortgage, at the statewide fee of $15.00 per page under 32 V.S.A. Section 1671. A discharge is not a deed transferring title, so no Vermont property transfer tax return accompanies it. A mortgage recorded in more than one town, as happens where a parcel spans a town line, is discharged in every town where it appears; the form's release language speaks to each municipality where the mortgage is of record. Vermont law also puts time pressure behind the paperwork: under 27 V.S.A. Section 464, the mortgagee of record has 30 days after full performance to execute and deliver a complete discharge, with statutory damages of $25.00 per day, up to $5,000.00, for a holder or servicer that lets the deadline pass.
One mortgage, satisfied in full
The form describes the complete satisfaction of one recorded mortgage. It is not set up as a partial release of a portion of the mortgaged land, and it is not set up for a lender or servicer that holds the mortgage of record in its own name without MERS; those situations follow different record chains. The acknowledgment certificate is completed for one signer, the certifying officer, and its name line carries the officer's representative capacity, in the style of an assistant secretary of MERS. The venue lines reflect where the officer actually appears before the notary, which for servicer offices is commonly outside Vermont; an out-of-state certificate records in a Vermont town without difficulty.
The package delivers three items: the blank discharge as a fillable PDF, a completed example showing the entire instrument filled in for a realistic Vermont payoff recorded in the Colchester land records, and a plain-language guide that walks through every section, the signing formalities, and town-by-town recording. The materials are informational and are not legal advice.
Important: Your property must be located in Franklin County to use these forms. Documents should be recorded at the office below.
This Discharge of Mortgage (MERS) meets all recording requirements specific to Franklin County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Franklin County recording format requirements. If there is a rejection caused by our formatting, we will correct the issue or refund your payment. This guarantee applies to document formatting only and does not extend to information entered by the user, the selection of the form, or the legal effect of the completed document.
Save Time and Money
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