Discharge of mortgage: you sign once, we handle the rest

When you refinance through Stryve, you do not have to chase the discharge yourself. The new lender and Stryve coordinate the entire process with your old lender on your behalf. You sign a discharge authority form once. We handle the rest.

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Stryve broker handling a mortgage discharge with a refinancing client

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What it is

A discharge is the legal removal of your old lender from your property title

Until the discharge is complete, the old lender's name stays on the title even if the loan is fully repaid. Two documents make it happen: a discharge authority form (which you sign) and a discharge instrument (which the lender's legal representative lodges at the relevant state land titles office). You do not lodge anything yourself.

In 2025 and 2026, most discharges in Australia are processed electronically through PEXA (Property Exchange Australia) across all mainland states and territories. As confirmed by Landgate, all eligible standalone discharges of mortgage must be lodged via an Electronic Lodgement Network.

The mortgage discharge process in 6 steps

Here is how to discharge a mortgage when refinancing through Stryve. Your job is step 1. Stryve handles steps 2 through 6.

You sign one form. Stryve does the rest.

You sign the discharge authority form

Stryve provides the correct discharge authority form for your lender, explains what it says, and collects your signature. All borrowers named on the original loan must sign. The form specifies the reason for discharge: refinance to another lender. This is the only step that requires your direct involvement.

Stryve sends the signed form to your old lender

The new lender's settlement team and Stryve coordinate this submission. Stryve confirms receipt with the outgoing lender's discharge department. You do not need to contact your old lender at any point.

Your old lender prepares the discharge payout figure

This figure includes the remaining loan balance, any applicable discharge fee, and any break costs if you are on a fixed rate. Stryve reviews this figure line by line and briefs you on anything unexpected before settlement is booked. No surprises at the finish line.

Settlement date is set

The settlement date falls 2 to 4 weeks after the old lender receives the discharge authority. Stryve coordinates the date between both lenders and confirms it with you. If the outgoing lender is slow, Stryve escalates directly with their discharge team.

Settlement occurs

The new lender pays out the old loan in full. The mortgage is discharged from the property title via PEXA. This happens electronically on the same day in most cases. Both lenders' legal representatives complete the transaction without requiring you to be present.

The old lender confirms the discharge

The old lender's name is removed from your property title at the state land titles office. The new lender's mortgage is registered in its place. You receive written confirmation that the discharge is complete and the new loan is active.

Want to know your specific lender's discharge timeline?

Book a free 15-minute chat. Stryve has worked with every major Australian lender's discharge team and can give you a realistic timeline before you start.

Book a strategy call

Discharge fees and timeframes by lender

Stryve works with 50+ lenders and knows each lender's discharge team and processing speed. This table reflects what we see in practice, not what lenders promise on their websites.

Fees and timeframes can change. Stryve confirms the exact discharge figure and timeframe for your specific loan before settlement is booked.

Lender	Discharge fee	Timeframe (business days)	Electronic authority	Delay risk
ANZ	$160	14–18	Yes	Medium — high volume periods cause backlogs
CBA	$350	14–21	Yes	Medium — slower during end-of-financial-year
Westpac	$350	14–21	Yes	Medium — can extend to 25 days at peak
NAB	$350	14–18	Yes	Low — consistent processing times
ING	$350	10–15	Yes	Low — smaller volume, faster turnaround
Macquarie	$350	10–14	Yes	Low — efficient digital processing
Bendigo Bank	$350	14–21	Yes	Medium — regional branches can add 2–3 days
BOQ	$300	14–18	Yes	Low — straightforward process
Bankwest	$350	10–15	Yes	Low — aligned with CBA systems but faster
Suncorp	$350	14–21	Yes	Medium — occasional delays on older loan products

ANZ

Discharge fee: $160
Timeframe (business days): 14–18
Electronic authority: Yes
Delay risk: Medium — high volume periods cause backlogs

CBA

Discharge fee: $350
Timeframe (business days): 14–21
Electronic authority: Yes
Delay risk: Medium — slower during end-of-financial-year

Westpac

Discharge fee: $350
Timeframe (business days): 14–21
Electronic authority: Yes
Delay risk: Medium — can extend to 25 days at peak

NAB

Discharge fee: $350
Timeframe (business days): 14–18
Electronic authority: Yes
Delay risk: Low — consistent processing times

ING

Discharge fee: $350
Timeframe (business days): 10–15
Electronic authority: Yes
Delay risk: Low — smaller volume, faster turnaround

Macquarie

Discharge fee: $350
Timeframe (business days): 10–14
Electronic authority: Yes
Delay risk: Low — efficient digital processing

Bendigo Bank

Discharge fee: $350
Timeframe (business days): 14–21
Electronic authority: Yes
Delay risk: Medium — regional branches can add 2–3 days

BOQ

Discharge fee: $300
Timeframe (business days): 14–18
Electronic authority: Yes
Delay risk: Low — straightforward process

Bankwest

Discharge fee: $350
Timeframe (business days): 10–15
Electronic authority: Yes
Delay risk: Low — aligned with CBA systems but faster

Suncorp

Discharge fee: $350
Timeframe (business days): 14–21
Electronic authority: Yes
Delay risk: Medium — occasional delays on older loan products

What the discharge figure includes

The discharge figure is the total amount the new lender pays to settle your old loan. The discharge fee is one component of four. Knowing what each line item is for stops surprises at settlement.

Remaining loan balance

The amount you still owe on the principal at the day of settlement. This is the largest component of the discharge figure for most borrowers and is calculated from your lender's loan ledger.

Accrued interest

Interest charged from your last repayment date up to and including settlement day. Even with daily-interest loans, the cents add up — Stryve confirms the exact figure with your lender before settlement is booked.

Discharge fee

A flat administrative charge from your outgoing lender, typically $150 to $400. Set by the lender and non-negotiable. The table above shows the current fee for the major Australian lenders.

Break costs (fixed-rate only)

If you are exiting a fixed-rate loan early, the lender may charge break costs to recover lost interest. These can range from a few hundred dollars to tens of thousands depending on the remaining fixed term and rate differential. No break costs apply on a variable rate.

Common discharge problems and what we do about them

Most discharges go through without a problem. But when something does go wrong, it helps to have a broker who has seen it before and knows how to fix it.

Lender delays beyond the stated timeframe

Some lenders take longer than their stated timeframe, especially during June and December peaks. Stryve follows up with the outgoing lender's discharge team weekly and escalates if the timeline slips past the agreed date. You receive an update at each step.

Discharge figure higher than expected

Usually caused by break costs on fixed-rate loans or accrued interest the borrower did not account for. Stryve reviews the figure before settlement is booked and explains every line item. If the number does not match expectations, Stryve queries it directly with the lender before proceeding.

Title discrepancies blocking the discharge

Rare, but if the property title has an error — a name mismatch, an unregistered caveat — the discharge can stall. This requires legal sign-off. Stryve coordinates with the conveyancer or solicitor to identify the issue and resolve it before it delays settlement.

Partial discharges for multiple securities

If you have multiple properties secured against one loan and you are releasing only one property, you need a partial discharge. This is a different process with additional lender approval and longer turnaround. Stryve advises whether a partial discharge applies and manages the extra paperwork.

Keep exploring
discharge & costs

From the fee breakdown to the full refinance process, here is what to read next.

How refinancing works

The 7-step refinance process split into what your broker does and what you do at each step.

What it costs to refinance

Discharge fees, valuation, settlement, LMI, break costs — every line item explained for budgeting.

Mortgage discharge fee breakdown

What the fee covers, how it varies by lender, and when investors can claim it.

When to refinance

Three timing signals that say now is right, and four situations where it is not.

Should I refinance in 2026?

An honest look at whether refinancing is worth it in the current rate environment.

What our customers
say about us

Don't just take our word for it. See what hundreds of satisfied clients across Sydney say about their experience with Stryve Finance.

“We had a great experience with Dylan and the team. Very professional and they took care of everything. We will definitely go through Stryve in the future.”

Carrissa Huisman

Google review, 27 Oct 2026

“Best in the business! Dylan and the team made getting my home loan simple and stress-free. They were attentive, responsive, and always kept me in the loop. Highly recommend!”

Zeki Ismen

Google review, 22 Oct 2026

“The team is awesome. Douglas and Dylan, are very thorough and are generous with their time to explore the best product that meets my needs and when they cover all the details, they follow through to the last details ensure the transaction is complete. They will also check after the issue is settled to see if any more support is needed. Simply A service. Best wishes and am sure where to go fir my next mortgage or financial advice.”

Emil

Google review, 13 Oct 2026

“Dylan and his staff have been fantastic, they have made the process very easy and stress free. They walk through everything with you from start to finish and guide you to the best options. Thank you guys much appreciated”

Paul Coleiro

Google review, 22 Sept 2026

“Dylan and the Stryve Team have been so amazing during our search for a first home. Dylan was so communicative, patient and knowledgable and kept us updated throughout the whole process. I can’t recommend them enough!”

Michael O'Malley

Google review, 30 Aug 2026

“My partner & I have had a fantastic experience with Stryve Finance. Dylan and Douglas were incredibly helpful, responsive and supportive throughout the entire process. We’re very grateful for their help and would highly recommend Stryve to anyone looking for a reliable and knowledgeable mortgage broker.”

Tanvi Mara

Google review, 19 Aug 2026

“Dylan and the team at Stryve are exceptional. He made the process so easy to understand and helped secure the loan I was after. A special mention to how efficient the team are and can move things really quickly when needed. Can’t thank them enough for everything they’ve done. Strongly recommend if you’re looking for a first class mortgage broker!”

JAMES HARVEY

Google review, 18 Aug 2026

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Mortgage discharge: common questions

The mortgage discharge time frame is typically 14 to 21 business days from when the lender receives the signed discharge authority. Some lenders process in 10 business days. Others take up to 30. Delays are more common during peak periods such as end-of-financial-year and the December holiday season.

No. If the loan is being paid out in full via refinance or sale, the lender is legally required to discharge the mortgage. They can charge a discharge fee, but they cannot refuse the discharge or delay it indefinitely. If a lender is unresponsive, Stryve escalates through their internal dispute resolution process.

If you are refinancing through a broker like Stryve, the new lender's settlement team handles the legal lodgement of the discharge instrument. You do not need to separately engage a solicitor for the discharge itself. However, if there is a title issue or a broader property transaction involved, a solicitor or conveyancer may be required for those specific matters.

Yes. The process is similar, but the discharge occurs at the sale settlement rather than a refinance settlement. The buyer's lender pays out your loan and the discharge is lodged simultaneously. If you are refinancing your home loan instead, the new lender handles the payout and the discharge follows the same electronic process via PEXA.

The old lender's mortgage is removed from your property title at the state land titles office. If you refinanced, the new lender's mortgage is registered in its place on the same day. You receive written confirmation from the land titles office and from your new lender that the discharge is finalised and the new loan is active.

For owner-occupied properties, the discharge fee is not tax deductible. For investment properties, the discharge fee may be deductible as a borrowing cost. The ATO treats borrowing costs differently depending on the loan purpose and the amount. Speak to your accountant for advice specific to your situation before claiming.

Yes. If you pay out the loan in full without refinancing or selling, you can request a standalone discharge. The process follows the same steps, but you or your solicitor manages the lodgement at the land titles office instead of a new lender's settlement team. The discharge fee still applies.

Let Stryve handle the discharge for you

You sign the discharge authority once. Stryve lodges it, chases the lender, coordinates the settlement, and briefs you on any surprises before they become problems. Book a 15-minute chat to ask about your specific lender's mortgage discharge process.

Book a strategy call See all refinance costs

Discharge of mortgage: you sign once, we handle the rest

A discharge is the legal removal of your old lender from your property title