UK Landlord Forum / Life

Hello,

My partner and I are reviewing transfer of their BTL property into a limited company.

Our profile is as below;
            - We are both married and higher rate taxpayers (40%) so if we want to retain the property it will have to either go into a limited company or we would have to sell it on
            - The property is currently in my partners sole name; but we would ideally put it in a Ltd Company (SPV) with 50:50% shares
            - We have a dependent (u18) – if we can maintain, we hope to pass it on through the company to them in the future
            - We have aspirations to invest in other future properties under the Ltd Co

We paid the additional 3% stamp duty (just over 10k) when we purchased our current home together in our personal names due to being a second property. The time limit (3years) to claim back the SDLT ends in September 2025. The idea is to claim back this SDLT to offset the SDLT we will have to pay when we make the transfer into the Ltd Co.

We understand that CGT will be negligible as the property value in the last 2years since we moved (previously our main residence and only property) has barely increased. It was 270k in 2022. Now most likely around 275k. If there is a slight increase, we believe the personal allowance (which is now £3k each (6k total), (previously £12k) can be used to offset. In additional the losses from the rental so far can also be used to offset any CGT?

Also, to add to the problem, the lease on the property is running low and so we hope to make the transfer before extending the lease to claim back as an expense.

With the above in mind we anticipate the main costs of incorporation to be;
1.      Stamp duty at about – estimate £9.5k
2.      CGT – hopefully Nil
3.      Ltd company tax/accounts costs – (circa £600 per year)
4.      Re-mortgaging costs
5.      Conveyancing costs

Is our assumptions above correct and are we missing any show stoppers or changes, which render the transfer unwise from a tax perspective; to help avoid an unexpectedly high tax bill?

As the property is in your spouses name only, they will be liable for the CGT, so the two allowances aren't applicable.

The CGT is calculated from the original purchase over the entire period of ownership with the period when it was your spouses main/only residence being tax free (plus 9 months), so the value in 2022 is academic for tax purposes.

The company will pay the surcharged rate of SDLT, so you need to check that this is worth while overall.

The inheritance position is more complicated for company shares than it might appear, and keeping the property in your personal names may actually be more efficient. It may not, but it's worth checking (and that does require some assumptions about CGT which might be difficult if you anticipate a change of government).

Running BTL through a company is not as simple as it might appear, because you need to think about getting the money out (either regularly or eventually or both). As company mortgages are (usually) more expensive than personal mortgages this sometimes make what appears to be a simple decision go in a different direction.

If you want to own the property jointly, you'd have to remortgage anyway, which may or may not affect the calculation.

Given the cost of borrowing, depending where you are in the country (and what your investment goals are) owning BTL property with a mortgage can simply be a non-starter unless you are leveraged quite low and are thinking very long term. And, given the changes likely with either of the main parties plans for the sector, the option of selling up and doing something else should be in the mix as well.

It sounds like you're really diving deep into the details of transferring your BTL property into a limited company. From what you've outlined, here are my thoughts:

SDLT Refund: It's smart to aim for reclaiming the additional SDLT you paid on your current home within the 3-year window. This refund will help offset the SDLT costs when transferring the property to the Ltd Co.

Capital Gains Tax: Given the property's minimal increase in value since 2022, your expectation of negligible CGT seems reasonable. Using personal allowances and potential rental losses to offset any CGT liability is a prudent strategy.

Lease Extension Strategy: Planning to transfer the property before extending the lease to claim it as an expense is a strategic move. It can help reduce taxable income for the Ltd Co initially.

Incorporation Costs: Your estimated costs for stamp duty, CGT, Ltd company tax/accounting, remortgaging, and conveyancing appear thorough and well-considered.

Tax Perspective: It's important to ensure that transferring the property into the Ltd Co aligns with your long-term tax strategy. Consulting with a tax advisor or accountant can provide clarity on potential tax efficiencies, compliance requirements, and any unforeseen tax implications.

Future Planning: Considering your aspirations to invest in additional properties under the Ltd Co structure and eventually pass the property on to your dependent through the company shows a thoughtful approach to long-term planning.

Overall, your plan seems well-thought-out. Double-checking with a tax professional will help confirm that you're making the most tax-efficient decisions.

Can't you also make a load to the BLT Ltd Co to assist with the purchase. Then, the BTL Ltd Co directors owe you money. The company needs to repay the loan and it's an overhead  expense so is tax deductible.

I'm not an accountant, but I'm sure there's something in that that you can do to save tax.

Also, don't you need 2 solicitors: 1 for the private sale and second different one for the private purchase?

Quote from: EDINB on August 29, 2024, 03:51:37 AMCan't you also make a load to the BLT Ltd Co to assist with the purchase. Then, the BTL Ltd Co directors owe you money. The company needs to repay the loan and it's an overhead  expense so is tax deductible.

Repaying the loan isn't an expense and isn't tax deductible. It's purely a balance sheet transaction.

Also, if you lend money to a limited company then it's the company that owes you money, not the directors. That's why it's called a limited company. 

But doesn't the Co only pay corporation tax and so, if you only pay corp tax, surely that's less than full income tax?

Yes, that's true. But it's not the complete picture. Your company pays a lower rate of tax that income tax. But the money's now in the company. How do you get it out without paying income, dividend or capital gains tax?