Overview

Paying off your mortgage doesn’t automatically erase the lender’s record of a lien. Mortgage release and reconveyance are the formal, recorded steps that remove that lien from the public record so you (and future buyers or heirs) can prove full ownership. The exact document name and the filing process vary by state and by whether the loan used a mortgage or a deed of trust (trustee systems use reconveyance documents).

This article explains the documents, the typical timeline, practical steps you can take, common problems, and remedies—based on practice experience helping homeowners clear title. For authoritative guidance, see the Consumer Financial Protection Bureau (CFPB) and your county recorder/registrar of deeds for local filing rules (Consumer Financial Protection Bureau).

Disclaimer: This is educational information, not legal advice. For case-specific assistance contact a real estate attorney or title professional.

Why this matters

A recorded lien stays attached to the property until a release or reconveyance is recorded. If the lender does not record the proper document after payoff, you may face: delays when selling, problems refinancing, challenges in estate settlement, or even the appearance of an outstanding debt on title searches. I’ve seen clients delayed weeks to months because a lender didn’t file the recorded release—even after receiving final payment.

Key terms (brief)

  • Satisfaction of Mortgage (or Release of Mortgage): The most common recorded form in states that use mortgages; it states the loan was paid and the lien is released.
  • Deed of Reconveyance (or Trustee’s Reconveyance): Used in deed-of-trust states; the trustee records it to transfer title back to the borrower.
  • Lien: The legal claim a lender has on your property until debt is satisfied.

How the process typically works

  1. Final payment and lender’s payoff processing
  • When you make the final mortgage payment (or the lender receives the final payoff from a title company at closing), the lender should mark the account as satisfied and prepare a release document.
  1. Preparation of release / reconveyance
  • Lenders or servicers prepare a Satisfaction of Mortgage, Release of Mortgage, or Deed of Reconveyance that references the original loan recording details (book/page, instrument number).
  1. Recording the document
  • The lender or trustee records the document with the county recorder or registrar of deeds where the property is located. Recording is what removes the public lien.
  1. Confirming the recording
  • Ask the lender or recorder for a certified copy or index entry showing the release was recorded. Keep a copy with your property records.

Typical timeline: Many servicers record within 30 days of payoff, but state laws and lender practices vary. I advise clients to expect recording within 30–60 days and to follow up if you haven’t seen a recorded release after 60 days.

Authoritative note: The CFPB recommends reviewing servicer statements and records after payoff and contacting your servicer or state regulator if paperwork is missing (Consumer Financial Protection Bureau).

State differences: mortgage vs. deed of trust

  • Mortgage states: Use documents titled Satisfaction of Mortgage or Release of Mortgage. The mortgage itself names borrower and lender; when paid, the lender records a satisfaction.
  • Deed-of-trust states: The property is held by a trustee until payoff. The trustee records a Deed of Reconveyance (or Trustee’s Deed of Reconveyance) to return title.

Because terminology and procedure differ by state, always check your county recorder’s website or call their office for exact forms and fees.

Practical homeowner checklist (step-by-step)

  1. Get a written payoff statement before your final payment. Confirm the payoff amount and date. Keep the payoff statement.
  2. After final payment, request a written confirmation of payoff and an estimated date for release filing. Send the request in writing (email and certified mail if you prefer).
  3. Watch the county recorder’s online index for the recorded Satisfaction or Reconveyance. If your county has online records, search by property address, owner name, or instrument number.
  4. Request a certified copy of the recorded release from the county recorder for your records.
  5. If selling or refinancing soon, send the recorded release to your title company so they can clear title.

Sample request language to your servicer (concise):

“Please provide written confirmation that my mortgage account [account number] is paid in full and a copy of the recorded Satisfaction of Mortgage or Deed of Reconveyance. If recording has not occurred, please provide the expected recording date.” Send this via certified mail and retain proof.

Common problems and how to fix them

Problem: Lender says paid but never records the release.

  • First step: Send a written demand for the recorded release (certified mail, keep the return receipt).
  • If the servicer is unresponsive: Contact your state banking or financial regulator; file a complaint with the CFPB (https://www.consumerfinance.gov) and provide documentation of payment and communications.
  • If paperwork still isn’t recorded: Consider retaining a real estate attorney to file a quiet title action or obtain a court order directing the recording. Quiet title can be used to eliminate stale liens but costs and timelines vary.

Problem: Loan was sold, servicer claims they no longer have records.

  • Ask both the original lender (if possible) and the current servicer for documentation. A title company can sometimes help find the recorded satisfaction. If no recorded release exists, you may need legal help to compel recording or pursue quiet title.

Problem: Reconveyance in deed-of-trust state handled by trustee who is missing or defunct.

  • Trusteeship issues can complicate reconveyance. An attorney can request a substitute trustee reconveyance or seek a court order to reconvey title.

Costs and timing to expect

  • Recording fees vary by county (often small, e.g., $10–$50, but check your local recorder). Sometimes lenders cover recording fees; other times the borrower is asked to pay a nominal charge when a title company records a payoff at closing.
  • Time to record: 7–60 days depending on servicer workload and state requirements. In my practice I ask clients to allow 30–60 days and to follow up at 30 days.

When to involve professionals

  • If you plan to sell or refinance within 60 days of payoff, have a title company or attorney confirm the recorded release to prevent closing delays.
  • If the lender refuses to file or claims it can’t find records, a real estate attorney can send demand letters, coordinate with title companies, or file quiet title actions.

For help with title problems, a licensed title company can search the records and often provide solutions more quickly than litigating.

Authoritative external resources:

  • Consumer Financial Protection Bureau — consumer guidance on mortgage servicing and payoff issues: https://www.consumerfinance.gov
  • Your county recorder / registrar of deeds website (searchable by county) for local recording rules and fees.

Final tips from practice

  • Keep every payoff statement, confirmation email, and a copy of the final payment trace. Those documents are your evidence if the release is delayed.
  • Don’t accept verbal assurances only. Require a recorded document or a certified copy from the county.
  • Consider ordering an updated title search after payoff and recording to verify that the lien is fully cleared before relying on title for future transactions.

Again, this information is educational and based on typical practice as of 2025. For case-specific or legally binding action consult a real estate attorney or licensed title professional.