Impact of Transferring and Gifting Property to Relatives
Transferring or gifting property to relatives is a common discussion we, as private client lawyers, have with our clients, as many are not aware that it can come with significant financial, legal and tax implications.
Property can be transferred to a relative either by gifting it or selling it to them. Many people choose to transfer property to reduce inheritance tax liabilities or to help family members get onto the property ladder. However, it is important to understand that property transfers, particularly those involving gifts, are not always as straightforward as they might seem.
Before making any decisions, it is essential to understand the potential implications and seek professional advice to ensure the transfer achieves the outcome you intend.
Inheritance Tax Considerations
One of the most common reasons people consider transferring property is to reduce the inheritance tax (IHT) payable on their estate. However, this is an area that requires careful consideration. If you gift your property to a relative, such as your child, but continue to benefit from the property, for example by continuing to live there without paying a full market rent, the value of the property could still be treated as part of your estate for inheritance tax purposes. In addition, if you give away a property and pass away within seven years of making the gift, the value of the property may still be considered part of your estate for IHT purposes.
There are, however, exemptions for certain transfers. For example, gifts between spouses or civil partners are generally exempt from inheritance tax. If the property is transferred and you survive for seven years afterwards, the gift may no longer form part of your estate for inheritance tax purposes. However, if you die within that seven-year period, the recipient may face an inheritance tax liability depending on the value of the gift and the available inheritance tax allowances.
Capital Gains Tax
Capital Gains Tax (CGT) can also be an issue when transferring property to a relative, particularly where the property is not your main residence. If the property has increased in value since it was acquired, CGT may be payable on the gain. The tax is based on the difference between the property’s value when acquired and its value at the time of the transfer. Many people are surprised to learn that even where no money changes hands, HM Revenue & Customs can still treat the transfer as taking place at market value for CGT purposes. Seeking advice before making the transfer can help you understand any potential tax liabilities and avoid unexpected tax consequences.
Stamp Duty Land Tax
Stamp Duty Land Tax (SDLT) is another potential cost when transferring property. If the transfer involves consideration, which could include money or anything else of value, SDLT may be payable. For example, if a property is transferred to a relative and they pay part of the property’s value, Stamp Duty may be due on that amount. Even where a property is gifted with no payment being made, SDLT can still arise in certain circumstances. This commonly occurs where the recipient takes responsibility for an existing mortgage secured against the property.
Other Important Considerations When Gifting Property
If you are considering gifting property to a relative, there are several practical factors to think about.
- Motivation – People often gift property to help family members onto the property ladder, provide long-term housing security, or reduce the value of their estate for inheritance tax purposes. Before proceeding, it is important to ensure your objectives are clearly understood and that the transfer achieves what you intend.
- Legal Ownership – The transfer of legal ownership must be properly documented and registered with HM Land Registry. Ensuring the correct legal procedures are followed is essential to avoid complications in the future.
- Family Relationships – Transferring property to a relative can have both emotional and financial consequences. While many transfers take place without issue, changes in family circumstances or relationship breakdowns can sometimes result in disputes. Discussing the proposed transfer openly and obtaining independent advice can help minimise misunderstandings later on.
What If There Is a Mortgage on the Property?
If the property being transferred has an outstanding mortgage, the transaction can become more complicated. In many cases, the mortgage lender’s consent will be required before the transfer can proceed. If the recipient is unable to take over the mortgage or obtain finance in their own name, the transfer may not be possible. Equally, taking responsibility for an existing mortgage could affect the recipient’s ability to obtain further borrowing in the future. Obtaining legal and financial advice at an early stage can help identify any issues before plans progress too far.
Could a Trust Be a Better Option?
In some circumstances, it may be more beneficial to place property into a trust rather than gifting it directly to a relative. Trusts can allow you to retain a degree of control over the property while ensuring that the benefits pass to chosen family members. There can be tax planning advantages associated with certain trusts, including opportunities to reduce inheritance tax exposure. However, trusts are complex arrangements and can involve ongoing legal, tax and administrative obligations. Professional advice is essential to determine whether a trust is suitable for your circumstances.
Property Transfers and Care Fees
Some people consider gifting property to relatives to reduce the value of their estate and minimise future care fees. However, this approach carries significant risks. Local Authorities have the power to investigate transfers of assets and may determine that a gift was made deliberately to avoid paying care fees. This is known as a deprivation of assets. Where a Local Authority reaches this conclusion, it may still take the value of the gifted property into account when assessing an individual’s ability to contribute towards care costs. For this reason, it is important to seek specialist advice before transferring any significant assets.
Frequently Asked Questions
Yes, but gifting your home can have inheritance tax, capital gains tax and care fee implications. Professional advice should always be obtained before proceeding.
Not necessarily. If you continue to benefit from the property or die within seven years of making the gift, the property may still be included in your estate for inheritance tax purposes.
Potentially. If the property is not your main residence and has increased in value, Capital Gains Tax may arise even where no money changes hands.
It can be. SDLT may be payable where the recipient takes on an existing mortgage or provides some form of consideration for the transfer.
In certain circumstances, a trust may offer greater flexibility and control. However, trusts are complex and professional advice should always be sought.
How Thornton Jones Can Help
Transferring or gifting property can have significant legal, financial and tax consequences, many of which are not immediately obvious.
Whether you are considering gifting a property to a child, transferring ownership to another family member, placing property into trust, or planning your estate for the future, our experienced Private Client team can provide tailored advice based on your circumstances.
We can help you understand the potential inheritance tax, capital gains tax, Stamp Duty and care fee implications so that you can make an informed decision.
To discuss your options or arrange an appointment with a member of our team, please contact Thornton Jones Solicitors today.
For advice or assistance in relation to gifting property please contact our team today on 01924 290 029 or via our online enquiry form.
Thornton Jones Solicitors’ Offices
The content of this blog post is for information only and does not constitute formal legal advice and should not be relied upon as advice. Thornton Jones Solicitors Limited accepts no liability for any such reliance upon this content. Where the post includes links to external websites, Thornton Jones Solicitors Limited accepts no responsibility for the content of such sites. Any link to a third-party website should not be construed as endorsement by Thornton Jones Solicitors Limited of any content, products or services which are outside our direct control.
