Can you transfer a mortgage to someone else?

What is a mortgage transfer?

A mortgage transfer happens when the original borrower moves the mortgage to a new borrower's name and responsibility. It's not a simple process, and not all mortgages can be transferred. Mortgage transfers are typically done when a borrower dies or when one spouse wants to keep the family home in a divorce.

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When can you transfer a mortgage?

Transferring a mortgage is only available with certain loan products and in specific conditions. You can transfer an assumable mortgage, or you can transfer a conventional mortgage under special circumstances.

1. If you have an assumable mortgage

“Assumable mortgages are loans that can be transferred from the seller of a property to the buyer, who assumes responsibility for the mortgage terms and continues making the mortgage payments,” explained Michael Borodinsky, manager of Caliber Home Loans’ branch in Bridgewater, New Jersey. “The qualifications for assumable mortgages vary depending on the specific terms set by the lender and the type of mortgage involved.”

Assumable mortgages are typically backed by government entities, such as the Federal Housing Administration (FHA), the Department of Veterans Affairs (VA) or the U.S. Department of Agriculture (USDA).

Most conventional mortgages are not assumable and come with a “due-on-sale” clause that requires the mortgage to be paid in full if the borrower transfers the home to a new owner.

Even if a mortgage is assumable, the new borrower needs to qualify for the existing mortgage terms before assuming the loan. This means they would need to go through a credit check and provide financial documentation for the loan.

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2. If you’re facing special circumstances

Nonassumable mortgages can be transferred to a new borrower under special conditions. This requires working directly with the lender to understand what options are available.

Some circumstances that might permit the transfer of a nonassumable mortgage include:

• The mortgage is transferred to the borrower’s spouse or child.
• The mortgage is transferred to a surviving relative or beneficiary upon the death of the borrower.
• One ex-spouse continues to live in the home following a divorce.
• The mortgage moves into a primary trust in which the borrower is a beneficiary.

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How a mortgage transfer works

Most mortgages cannot be transferred, which might leave some buyers looking for a workaround. And while it may be tempting to just unofficially transfer responsibility for the payments while the home is still in the original borrower’s name, this is a bad idea. If an unapproved transferee misses payments, the legal mortgagor’s credit score will be damaged.

A mortgagor should not allow someone to move into their home and take on mortgage payments under their name, as this is a massive liability issue.

However, if you are eligible to proceed with a mortgage transfer, here’s how to do it:

Pros and cons of transferring a mortgage

Transferring your mortgage might allow you to pass on a lower interest rate and better terms to the new borrower. It can also potentially help the original borrower avoid foreclosure if financial struggles arise.

Conversely, the new borrower still needs to qualify for the loan to complete the transfer. While the new borrower is taking over your outstanding balance, it doesn’t change the debt obligation on the loan. They will be responsible for paying off the balance. Finally, you need to take steps to ensure the lender has released you from the debt; otherwise, if the new borrower fails to make payments, you can still be held responsible.

Alternatives to transferring your mortgage

Since a mortgage transfer is not available with many conventional mortgages, there are a few alternatives to consider.

• Refinancing: Instead of transferring the mortgage, you might consider refinancing the property to get more favorable repayment terms. Depending on your credit profile, this could give you a better interest rate and the ability to shorten or lengthen your loan term.
• Selling: You can sell the home and use the proceeds to pay off your current mortgage.
• Adding a borrower: You might consider adding a borrower to your existing mortgage, assuming it’s a family member or trusted friend. This lets them help pay the mortgage, though it does not free you from the loan obligation should they stop making payments.
• Renting out your property: If you're struggling to make mortgage payments but don't want to sell your home quite yet, you could consider renting out your property to generate rental income. This can help cover the mortgage expenses while still allowing you to retain ownership of the property.

Bottom line

Mortgage transfers are available for most government-backed mortgages, like FHA, VA or USDA loans. But they’re not allowed for most conventional mortgages. A mortgage transfer requires formally requesting a transfer from the lender and completing an application to make sure the new borrower is qualified to assume the loan.

Borodinsky explains that assumable mortgages can work, but you need to know exactly what you’re getting yourself into.

“Ultimately, whether an assumable mortgage is a good or bad idea depends on the specific circumstances of the buyer and seller … Consulting with a mortgage professional or financial advisor can provide valuable guidance in assessing the suitability of an assumable mortgage in a particular situation,” he said.