The 1891 Indenture
Conybeare—Luard et al.
Background to Conybeare's mortgage
March 1891, Charles Augustus Vansittart Conybeare owned
Zimapan because at that date he granted a mortgage of the
property. In the old days, if you granted—or if you took—a mortgage over a property, it was
usual for the property to be conveyed to you by way of
mortgage. Normally, you'd borrow money to purchase a
property, but this was not the case here, as Conybeare already owned
Zimapan, and the deeds do not suggest that he'd bought it at that
In fact, it is now known that Charles Conybeare bought
Zimapan on 20 December 1889 from practicing solicitor
Edward Carleton Holmes
[Yngr], who that very same day had purchased
Zimapan himself from Sir William
Robert Williams, 3rd Baronet of Tregullow.
Big estate also charged
In 1891, the mortgage that Charles Conybeare granted was not only over
Zimapan. "Zimapan was only
part of the land which was charged.
Zimapan alone was not worth anywhere near the amount of money
Conybeare borrowed". Consequently, Ian Nelson concludes:"There must have been an awful lot of other
land involved, a big estate, to have enabled Conybeare to
raise £3,000".2 This is supported by the words "inter alia" in the conveyance
which mean that other properties, not just Zimapan, were
conveyed to the mortgagees on that day.
Charles Augustus Vansittart
Barrister & MP
| 2nd Part
Bixby Garnham Luard
Jacob Luard Pattisson
James Jollie Pattisson
William Henry Luard Pattisson
Loan was investment
The four mortgagees lent Charles Conybeare a total of £3,000 in exchange for "conveying to
them, their heirs and assigns forever by way of mortgage for securing repayment of £3,000 and
interest", several properties including the 'Tregullow Offices'
(aka Zimapan). For the mortgagees, the loan was simply a
"straight investment".3 Moreover, the
four investors would all earn interest on the outstanding loan. They were simply moneylenders who
had acted "just like the Halifax Building Society" does today.4
£3,000 is equivalent to £175,425 in today's (2009) money.
Fourth mortgagee discovered
Up till September 2009, this research had been based on an incomplete version of the 1902
Conveyance. Following a recent inspection of the complete wording of the original 1902 Conveyance,
a fourth investor has been discovered5: William Henry Luard Pattisson.
Unfortunately, he was to die in 1895
before Zimapan was placed in trust (1896) and sold by
the Conybeares (1902).
Tonbridge School connection
James Jollie Pattisson, the youngest of the four investors in Conybeare's
mortgage scheme, had attended Tonbridge School, a famous English public school in Kent, at the same
time as the Conybeare brothers, Charles, Henry G.M. and William J.S. were at the School. Two of
James's elder brothers, Jacob Luard
Pattisson and William H. L.
Pattisson, also loaned part of the money to Charles Conybeare. And one
of Bixby Garnham Luard's sons, Frank William Luard, was
educated at Tonbridge School at the same time as the three Conybeare
timeline (out of date).
Luard and Pattisson families
Bixby Garnham Luard and William H. Luard Pattisson were both born in Witham, Essex, in
1835 and 1837, respectively. Bixby Luard had officiated at William H.L. Pattisson's marriage to
Emily Celestine Hill in 18747,
while the Vicar of Aveley. This, combined with the Tonbridge School connection, suggests that
the Pattisson and
Luard families not only had strong ties with one another, but
that their families were in some way related, especially given that three of the ten Pattisson
brothers (William, Jacob and Frederick) all shared the same middle name of
Bixby was Pattisson boys's uncle
Research has revealed that Bixby Garnham
Luard and Charlotte Garnham
Luard both had the same father8: William Wright
LuardFT. Charlotte Garnham Luard, one
of Bixby's three sisters, married Jacob Howell
Pattisson and between them they raised 5 daughters and 10 sons.
Three of Charlotte's sons were William,
Jacob and James
Pattisson—all Zimapanners. Bixby Garnham Luard was therefore their
1. Ian K. Nelson, conveyancing solicitor at Nelson Nichols,
Portsmouth, telecon 5 Apr 2009.
2. Same as f/n 1.
3. Same as f/n 1.
4. Same as f/n 1.
5. The 1902 Conveyance (original), Sep 2009.
6. Register of Tonbridge School, 1886.
8. Cambridge University Alumni, 1261-1900, Bixby Garnham Luard & Jacob