{"id":3515,"date":"2026-08-26T08:10:51","date_gmt":"2026-08-26T08:10:51","guid":{"rendered":"https:\/\/joseselles.com\/remortgage-mallorca-switch-mortgage-bank\/"},"modified":"2026-08-26T08:25:51","modified_gmt":"2026-08-26T08:25:51","slug":"remortgage-mallorca-switch-mortgage-bank","status":"publish","type":"post","link":"https:\/\/joseselles.com\/en\/remortgage-mallorca-switch-mortgage-bank\/","title":{"rendered":"Remortgage in Mallorca: Switch Your Mortgage Bank"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"3515\" class=\"elementor elementor-3515 elementor-3503\" data-elementor-post-type=\"post\">\n\t\t\t\t<div class=\"elementor-element elementor-element-7844a985 e-flex e-con-boxed e-con e-parent\" data-id=\"7844a985\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-1e141962 elementor-widget elementor-widget-text-editor\" data-id=\"1e141962\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I remortgage if my current bank does not agree?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes. You do not need your bank's authorisation to move your mortgage to another lender. Law 2\/1994 grants it only the right of enervation: fifteen calendar days to match or improve the offer you have received. If it does not match it, your bank cannot block or delay the operation, and it is obliged to issue the certificate of outstanding debt within seven days.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How much does it cost to remortgage a property in Mallorca in 2026?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"For the client, the certain expense is the property valuation: between 200 and 450 euros. The notary, land registry and administrative fees are all covered by the bank taking on the mortgage. On top of that there may be a subrogation fee, capped at 0.15% of outstanding capital during the first three years and removed entirely from the third year onwards when moving from a variable to a fixed rate.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I switch from a variable to a fixed mortgage without paying a fee?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, provided more than three years have passed since the loan was signed. Law 5\/2019 prohibits charging any compensation on a subrogation or novation that moves a loan from a variable to a fixed rate once that period has elapsed. Within the first three years, the legal maximum is 0.15% of the capital still outstanding.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How many times can the same mortgage be remortgaged?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"There is no legal limit. You can remortgage the same loan as many times as you find a lender willing to take it on under better terms. In practice banks tend to expect a reasonable interval since the last operation, and each remortgage requires a fresh valuation, so chaining them together rarely pays off.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can a non-resident change their mortgage bank in Spain?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes. A non-resident can remortgage a property in Majorca with the same rights as a resident. The difference lies in the lending percentage, usually around 70% of the valuation for European Union citizens and closer to 60% for non-EU nationals, and in the paperwork, which requires a valid NIE and proof of income from the country of residence.\"\n      }\n    }\n  ]\n}\n<\/script>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-44ba05dc e-con-full e-flex e-con e-parent\" data-id=\"44ba05dc\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t<div class=\"elementor-element elementor-element-7dbbc8f0 elementor-widget elementor-widget-heading\" data-id=\"7dbbc8f0\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<h1 class=\"elementor-heading-title elementor-size-default\"><span style=\"color:#000000\">Remortgage in Mallorca: Switch Your Mortgage Bank<\/span><\/h1>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-253c7dba elementor-widget elementor-widget-image\" data-id=\"253c7dba\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"image.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<img fetchpriority=\"high\" decoding=\"async\" width=\"800\" height=\"600\" src=\"https:\/\/joseselles.com\/wp-content\/uploads\/2026\/08\/subrogacion-hipoteca-mallorca-raw-1024x768.webp\" class=\"attachment-large size-large wp-image-3501\" alt=\"\" srcset=\"https:\/\/joseselles.com\/wp-content\/uploads\/2026\/08\/subrogacion-hipoteca-mallorca-raw-1024x768.webp 1024w, https:\/\/joseselles.com\/wp-content\/uploads\/2026\/08\/subrogacion-hipoteca-mallorca-raw-300x225.webp 300w, https:\/\/joseselles.com\/wp-content\/uploads\/2026\/08\/subrogacion-hipoteca-mallorca-raw-768x576.webp 768w, https:\/\/joseselles.com\/wp-content\/uploads\/2026\/08\/subrogacion-hipoteca-mallorca-raw.webp 1200w\" sizes=\"(max-width: 800px) 100vw, 800px\" \/>\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-34be5f5 elementor-widget elementor-widget-text-editor\" data-id=\"34be5f5\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<div class=\"seo-tldr\">\n\n<p>Remortgaging in Mallorca means transferring your existing mortgage to a different bank to get a better interest rate, without selling your home or buying it again. With the Euribor at 2.92% in August 2026 and the best fixed offers starting from 1.85% TIN, the gap between what you pay and what you could pay has become significant. From the third year onwards, switching from variable to fixed carries no fee, and the new bank covers notary, land registry and administration costs: your only certain expense is the valuation, between 200 and 450 euros.<\/p>\n\n\n<p>There is one question that comes up in almost every first consultation, and it usually arrives too late: <em>&#8220;can this be changed without selling the house?&#8221;<\/em>. It can. A mortgage is not a marriage to your bank, it is a contract \u2014 and like any contract, it can be renegotiated or taken elsewhere. Remortgaging in Mallorca is exactly that: moving the loan to a lender offering better terms, while your home, your title deed and your life stay exactly as they are.<\/p>\n\n\n<p>What changes is the monthly payment. And in 2026, with the Euribor rising again, it changes quite a lot. Mortgage refinancing in Mallorca is one of the few financial decisions that pays off immediately and keeps paying every month. A well-planned mortgage switch in Mallorca can mean several thousand euros over the years you have left to pay.<\/p>\n\n<\/div>\n\n<h2 style=\"color:#000000;\">What is a remortgage and how does it differ from taking out a new loan?<\/h2>\n\n\n<p>A remortgage \u2014 <em>subrogaci\u00f3n<\/em> in Spanish law \u2014 replaces one of the parties to the contract without cancelling it. In a lender subrogation, which is the one that saves you money, the loan passes from your current bank to another that improves the terms. The mortgage is not cancelled and no new one is signed: the existing loan is transferred, keeping its outstanding capital and its charge over the same property.<\/p>\n\n\n<p>That distinction matters more than it seems. Cancelling a mortgage and opening a new one triggers every set-up cost there is. Remortgaging does not. The operation is governed by <a href=\"https:\/\/www.boe.es\/buscar\/act.php?id=BOE-A-1994-7591\" target=\"_blank\" rel=\"noopener\">Law 2\/1994 on the subrogation and modification of mortgage loans<\/a>, and the way costs are shared is set by <a href=\"https:\/\/www.boe.es\/buscar\/act.php?id=BOE-A-2019-3814\" target=\"_blank\" rel=\"noopener\">Law 5\/2019 on real estate credit contracts<\/a>, which placed almost every expense on the bank&#8217;s side.<\/p>\n\n\n<p>If you want to understand the mechanism in depth \u2014 types, the right of enervation, debtor subrogation \u2014 we cover it in our <a href=\"\/en\/what-is-mortgage-subrogation-complete-guide\/\">guide to what mortgage subrogation is<\/a>. Here we get practical: if you live in Mallorca, how much you can save and what you need to do.<\/p>\n\n\n<h2 style=\"color:#000000;\">How much can you save by changing your mortgage bank in Mallorca?<\/h2>\n\n\n<p>The saving depends on the gap between your current rate and the one you secure, and on the capital you still owe. In August 2026 the <a href=\"https:\/\/www.bde.es\/wbe\/es\/estadisticas\/tipos-cambio-interes\/\" target=\"_blank\" rel=\"noopener\">Euribor<\/a> closed its provisional average at 2.92%, above July&#8217;s 2.855%. Anyone on a variable rate with a high margin is now paying over 3.9%, while the market offers fixed rates from 1.85% TIN.<\/p>\n\n\n<p>On a 200,000 euro mortgage over 25 years, the difference looks like this:<\/p>\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Situation<\/th><th>Rate applied<\/th><th>Approx. monthly payment<\/th><th>Annual difference<\/th><\/tr><\/thead><tbody><tr><td>Variable, Euribor + 1.00%<\/td><td>3.92%<\/td><td>\u20ac1,046<\/td><td>\u2014<\/td><\/tr><tr><td>Fixed after remortgaging<\/td><td>2.50%<\/td><td>\u20ac897<\/td><td>\u2212\u20ac1,788<\/td><\/tr><tr><td>Fixed, best available offer<\/td><td>1.85%<\/td><td>\u20ac831<\/td><td>\u2212\u20ac2,580<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n<p>Two honest caveats about this table. First: these are indicative figures, your real payment depends on the outstanding capital and the years remaining. Second, and more important: <strong>the further along your mortgage is, the less it pays off<\/strong>. In the final years you are mostly repaying capital rather than interest, and the room for improvement narrows.<\/p>\n\n\n<p>In Mallorca there is an added factor. With the average property price at \u20ac4,630\/m\u00b2 in January 2026 and Palma at around \u20ac5,100\/m\u00b2 for resale homes, many properties bought five or six years ago are worth considerably more today. That improves your loan-to-value ratio, which is exactly what the new bank looks at when deciding whether to take you on and at what price. An updated valuation can move you into a better lending bracket without you having done anything but wait.<\/p>\n\n\n<h2 style=\"color:#000000;\">How much does it cost to remortgage, and who pays what?<\/h2>\n\n\n<p>The only cost the client reliably bears is the property valuation, between 200 and 450 euros depending on the type of property. The notary, the land registry and the administrative agency are all paid by the bank taking on the mortgage, as required by Law 5\/2019.<\/p>\n\n\n<p>That leaves the subrogation fee, which is where most people miscalculate:<\/p>\n\n\n<ol>\n\n<li><strong>Variable mortgage moving to a fixed rate:<\/strong> a maximum of 0.15% of outstanding capital during the first three years of the contract.<\/li>\n\n\n<li><strong>From the third year onwards<\/strong>, if the switch is from variable to fixed, the fee is <strong>0%<\/strong>. The bank cannot charge it.<\/li>\n\n\n<li><strong>Mortgages that were fixed from the outset:<\/strong> the limits are different and higher, up to 2% in the first ten years depending on what was agreed.<\/li>\n\n\n<li><strong>Contracts signed before June 2019:<\/strong> these follow their original terms, so read the deed before assuming anything.<\/li>\n\n<\/ol>\n\n\n<p>Point 2 is why 2026 is a good moment for a great many people. Anyone who signed a variable mortgage in 2021 or 2022 \u2014 when the Euribor was negative and everyone was signing variable \u2014 has already passed the three-year mark. They can move to a fixed rate without paying a fee.<\/p>\n\n\n<h2 style=\"color:#000000;\">How long does a remortgage take in Spain?<\/h2>\n\n\n<p>Between four and eight weeks from submitting complete documentation to signing at the notary. The timetable is set by law, not by the bank.<\/p>\n\n\n<p>The process begins when the new lender requests a certificate of outstanding debt from your current bank, which must be issued within seven calendar days. From that point your existing bank has <strong>fifteen calendar days to match or improve the offer<\/strong>: this is the right of enervation. If it matches, the law allows it to keep you. If it does not respond or falls short, the remortgage goes ahead.<\/p>\n\n\n<p>It is worth knowing in advance, because many people are surprised by a sudden call from their lifelong bank offering precisely what they had been asking for over two years. It is neither coincidence nor goodwill: it is the enervation period running.<\/p>\n\n\n<h2 style=\"color:#000000;\">What documents do you need to switch your mortgage?<\/h2>\n\n\n<ul>\n\n<li>DNI or NIE for every borrower on the loan<\/li>\n\n\n<li>The current mortgage deed and an up-to-date <em>nota simple<\/em> from the Land Registry<\/li>\n\n\n<li>Recent payslips or, if self-employed, quarterly tax returns and last year&#8217;s income tax return<\/li>\n\n\n<li>Full income tax return for the most recent year<\/li>\n\n\n<li>A recent mortgage payment receipt and the certificate of outstanding debt<\/li>\n\n\n<li>An updated valuation carried out by a <a href=\"https:\/\/www.bde.es\/wbe\/es\/entidades-profesionales\/servicios-entidades\/registros-oficiales\/\" target=\"_blank\" rel=\"noopener\">valuation company approved by the Bank of Spain<\/a><\/li>\n\n\n<li>Proof that IBI council tax and community fees are up to date<\/li>\n\n<\/ul>\n\n\n<p>If you are self-employed the paperwork expands and the bank&#8217;s criteria tighten; we explain this in detail in our article on <a href=\"\/en\/mortgages-for-the-self-employed-in-mallorca-what-banks-dont-tell-you\/\">mortgages for self-employed workers in Mallorca<\/a>.<\/p>\n\n\n<h2 style=\"color:#000000;\">Can a non-resident foreigner remortgage a property in Spain?<\/h2>\n\n\n<p>Yes, and it is one of the most overlooked operations in the Balearic market. A non-resident with a mortgage on a property in Majorca can remortgage it just as a resident would, although the lending limits differ: around 70% of the valuation for EU citizens and roughly 60% for non-EU nationals.<\/p>\n\n\n<p>According to <a href=\"https:\/\/www.ine.es\/dyngs\/INEbase\/es\/operacion.htm?c=Estadistica_C&#038;cid=1254736176992\" target=\"_blank\" rel=\"noopener\">INE property transaction data<\/a>, foreign buyers account for between 30% and 33% of residential purchases in the Balearic Islands, and many of them signed their mortgage at the moment of purchase, accepting the first offer from whichever bank they opened an account with. Almost nobody ever revisits it. It is common to find margins of 1.20 or 1.50 points on loans held by German or British buyers who could refinance today at far better rates.<\/p>\n\n\n<p>The additional paperwork is predictable: a valid NIE, proof of income from the country of origin \u2014 translated and, in some cases, apostilled \u2014 and evidence of your tax status. If you are taxed under IRNR, the bank will want to see the Modelo 210. We cover all of this on our page about <a href=\"\/en\/mortgage-for-foreigners-non-residents-mallorca\/\">mortgages for foreigners and non-residents in Mallorca<\/a>.<\/p>\n\n\n<h2 style=\"color:#000000;\">How to remortgage your property in Mallorca step by step<\/h2>\n\n\n<ol>\n\n<li><strong>Review your deed<\/strong> and locate the rate, the margin, the signing date and any agreed fees.<\/li>\n\n\n<li><strong>Calculate your outstanding capital<\/strong> and the years remaining: this determines whether it is worth doing.<\/li>\n\n\n<li><strong>Compare real offers<\/strong> from several lenders, not the advertising of a single one.<\/li>\n\n\n<li><strong>Order the valuation<\/strong> from a company approved by the Bank of Spain.<\/li>\n\n\n<li><strong>The new lender requests the debt certificate<\/strong> from your current bank, which has seven days to issue it.<\/li>\n\n\n<li><strong>Wait out the fifteen-day enervation period<\/strong> in case your bank counter-offers.<\/li>\n\n\n<li><strong>Sign the subrogation deed<\/strong> at the notary under the new terms.<\/li>\n\n<\/ol>\n\n\n<p>Steps 3 and 6 are where the operation is won or lost. Comparing properly means negotiating with several lenders at once, and responding to a counter-offer requires knowing whether it is genuinely good or merely looks it.<\/p>\n\n\n<h2 style=\"color:#000000;\">Remortgage or renegotiate? Which suits your situation<\/h2>\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th><\/th><th>Remortgage (subrogation)<\/th><th>Renegotiation (novation)<\/th><\/tr><\/thead><tbody><tr><td>Who you negotiate with<\/td><td>A new bank<\/td><td>Your current bank<\/td><\/tr><tr><td>What can change<\/td><td>Interest rate and term<\/td><td>Rate, term, capital and borrowers<\/td><\/tr><tr><td>Who pays notary and registry<\/td><td>The new bank<\/td><td>Negotiable, usually the client<\/td><\/tr><tr><td>When it suits you<\/td><td>Your bank offers nothing<\/td><td>Your bank is willing to move<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n<p>Renegotiation is often the natural outcome of the process: you request offers elsewhere, your bank reacts during the enervation period and you end up better off without moving. That is a perfectly good ending. The key is that the conversation begins with a real offer from another lender on the table.<\/p>\n\n\n<h2 style=\"color:#000000;\">When NOT to remortgage<\/h2>\n\n\n<ul>\n\n<li><strong>You have fewer than five or six years left.<\/strong> You have already paid most of the interest; the saving will not cover the valuation and the paperwork.<\/li>\n\n\n<li><strong>The outstanding capital is low.<\/strong> Below roughly 50,000 euros most banks lose interest and the terms worsen.<\/li>\n\n\n<li><strong>Your current rate is already competitive.<\/strong> If you hold a fixed rate below 2% signed in 2021, the 2026 market will not beat it.<\/li>\n\n\n<li><strong>You are planning to sell soon.<\/strong> There is no time to recover the cost of the operation.<\/li>\n\n<\/ul>\n\n\n<p>Saying this in writing costs clients, but it prevents something worse: someone paying for a valuation only to discover afterwards that it was never worth it.<\/p>\n\n<div class=\"seo-faq\">\n<h2 style=\"color:#000000;\">FAQ \u2014 Remortgaging and switching mortgage bank in Mallorca<\/h2>\n\n\n<h3 style=\"color:#000000;\">Can I remortgage if my current bank does not agree?<\/h3>\n\n\n<p>Yes. You do not need your bank&#8217;s authorisation to move your mortgage to another lender. Law 2\/1994 grants it only the right of enervation: fifteen calendar days to match or improve the offer you have received. If it does not match it, your bank cannot block or delay the operation, and it is obliged to issue the certificate of outstanding debt within seven days.<\/p>\n\n\n<h3 style=\"color:#000000;\">How much does it cost to remortgage a property in Mallorca in 2026?<\/h3>\n\n\n<p>For the client, the certain expense is the property valuation: between 200 and 450 euros. The notary, land registry and administrative fees are all covered by the bank taking on the mortgage. On top of that there may be a subrogation fee, capped at 0.15% of outstanding capital during the first three years and removed entirely from the third year onwards when moving from a variable to a fixed rate.<\/p>\n\n\n<h3 style=\"color:#000000;\">Can I switch from a variable to a fixed mortgage without paying a fee?<\/h3>\n\n\n<p>Yes, provided more than three years have passed since the loan was signed. Law 5\/2019 prohibits charging any compensation on a subrogation or novation that moves a loan from a variable to a fixed rate once that period has elapsed. Within the first three years, the legal maximum is 0.15% of the capital still outstanding.<\/p>\n\n\n<h3 style=\"color:#000000;\">How many times can the same mortgage be remortgaged?<\/h3>\n\n\n<p>There is no legal limit. You can remortgage the same loan as many times as you find a lender willing to take it on under better terms. In practice banks tend to expect a reasonable interval since the last operation, and each remortgage requires a fresh valuation, so chaining them together rarely pays off.<\/p>\n\n\n<h3 style=\"color:#000000;\">Can a non-resident change their mortgage bank in Spain?<\/h3>\n\n\n<p>Yes. A non-resident can remortgage a property in Majorca with the same rights as a resident. The difference lies in the lending percentage, usually around 70% of the valuation for European Union citizens and closer to 60% for non-EU nationals, and in the paperwork, which requires a valid NIE and proof of income from the country of residence.<\/p>\n\n<\/div>\n\n<h2 style=\"color:#000000;\">We review your mortgage before you have to<\/h2>\n\n\n<p>If you hold a mortgage on a property in Mallorca and have not looked at it in the last three years, there is a fair chance you are paying more than you need to. The first consultation is free and without obligation: we analyse your deed, calculate the real saving from mortgage refinancing in Mallorca and tell you frankly whether it is worth it or not.<\/p>\n\n\n<p>As an <a href=\"\/en\/\">independent financial adviser in Mallorca<\/a> we work with more than one lender, so the comparison is genuine rather than a single bank&#8217;s offer. Write to us through the <a href=\"\/en\/contact\/\">contact page<\/a> or call +34 660 845 921. If you would also like to understand what a mortgage broker actually does for you, we explain it on our <a href=\"\/en\/mortgage-advisor\/\">mortgage advisor in Mallorca<\/a> page.<\/p>\n\n\n<p>This content is for general guidance and does not replace personalised financial advice on your specific circumstances.<\/p>\n\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Subrogaci\u00f3n de Hipoteca en Mallorca: Cambia tu Hipoteca de Banco Subrogar una hipoteca en Mallorca consiste en trasladarla a otro banco para mejorar el tipo de inter\u00e9s sin cambiar de casa ni volver a comprarla. Con el eur\u00edbor de agosto de 2026 en el 2,92 % y las mejores ofertas fijas partiendo del 1,85 % [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":3500,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_joinchat":[],"footnotes":"","rank_math_title":"Remortgage in Mallorca: Switch Your Mortgage Bank and Save","rank_math_description":"Remortgaging in Mallorca: real costs, legal deadlines and who pays what in 2026. Independent mortgage advice for residents and non-residents. 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