When you have paid your mortgage in full in Scotland (also known as a standard security), you can choose to have it discharged and removed from our registers.
You should get legal advice to work out what would be the right choice for you.
The deed removing the mortgage from our registers is called a ‘discharge of a standard security’.
In Scotland, you must register a discharge signed by your lender to remove the standard security from your title. It is not enough just to show the paperwork that your mortgage has been repaid.
After you have received confirmation from your lender
Your lender will send you a letter saying that the mortgage has been paid in full.
That letter will say that you can now arrange a discharge of a standard security.
Choosing to discharge your standard security
This will depend on your circumstances.
It is okay for a standard security to remain over your property after your mortgage has been paid off.
Many people leave these on.
It:
- does not make your property unsellable
- should not affect your credit rating
There can be advantages to this, such as faster borrowing if you want to borrow more from the same lender.
If you choose not to discharge your standard security, there are some things to be aware of.
For example, it may take extra time when you eventually sell or transfer ownership of your property to get the discharge deed from your lender.
Most people use a solicitor.
Most discharges follow the same route:
You instruct your solicitor to prepare an application to discharge the standard security.
Your solicitor sends the discharge to your lender for signing.
Your lender signs the discharge, confirming that you've paid your mortgage in full, and returns it to your solicitor.
Your solicitor sends the signed discharge to us, along with the necessary application form and fee.
We check and process the application, then update the relevant register, removing your standard security.
We tell your solicitor that the standard security has been discharged.
You must ensure that the property transaction and deed meet the necessary legal requirements.
We cannot provide you with legal advice. This includes advising you on how to draft a discharge.
You will need to know if the property is on:
the land register
the sasine register
You can read our in-depth guidance on registering a deed without a solicitor.
If you are not sure what register it is on, you can search the land register by postcode for free. If it is not in the land register, it is likely that it is in the sasine register.
If you cannot find the property you are looking for, you can ask us to search for a fee.
Once you know which register your property is on, you will need a discharge deed to remove the charge. You can get the discharge deed from your lender.
You will need to include the appropriate forms and fees:
If you are not a conveyancing solicitor, you will also need to submit an:
identification form (printable) (pdf, 194KB)
identification form (editable) (pdf, 1.5MB)
Once your application is ready to be submitted, contact customer services.
We check and process the application, then update the relevant register, removing your standard security.
We tell you that the standard security has been discharged or that we have had to reject your application due to an error.
Fees
Our fee for registering a discharge of a standard security is £80.
Your solicitor will also charge a fee for preparing your application and sending it to us.
Mortgages and discharges over property in England and Wales are registered by H M Land Registry.
Registration can be a complex process. It can be easy to make a mistake.
We recommend that you use the services of a solicitor. A solicitor will provide legal advice tailored to your needs.