Nobody wants to fork out an extra 3% in Stamp Duty Land Tax when buying an additional home. The 'replacement of an only or main residence' rules could be a way out of it.
UPDATED ON 9 MAY, 2018
The comments section of Zoopla’s Q&A on 3% Stamp Duty Land Tax (SDLT) has many questions from individuals who are buying a house or flat to live in, but who have interests in other property.
An issue that frequently causes confusion is whether the surcharge can be avoided on the basis that you are ‘replacing an only or main residence’ with your new purchase. If you are doing this, you will escape from the higher rates of SDLT – which can save you thousands of pounds.
But the replacement of only or main residence rules are tricky to understand with various conditions which depend on the circumstances.
Would 3% extra Stamp Duty put you off buying a second home?— Zoopla (@Zoopla) March 16, 2016
It is important that:
1. The buyer (or sometimes a spouse) previously owned a home which was the buyer's only or main residence, meaning they had actually lived there
2. This home has been sold or otherwise disposed of
3. The new property is intended as an only or main residence. For a property to be a person’s “residence” means more than that they have lived there. There is a degree of permanence required and an expectation of continuity
Buying a home, having previously sold
There is particular confusion where you have sold a main residence in the past and are preparing to buy another one. The magic number here will (but only in the fullness of time) be three years – and this is why.
With effect for purchases completing after 26 November 2018, the legislation imposes a three-year time limit by which the purchase of your next only or main residence should be completed following the sale of a former only or main residence, if you are to escape the 3% surcharge.
Additionally, the former residence must have been your only or main home (you must have lived there) at some point during the three years leading up to the purchase of the new one.
HOWEVER, as things stand now (for purchases completing up to 26 November 2018) these three-year rules do not apply to this kind of case (where the sale happens at the same time or before the purchase).
In other words, you could have sold your main residence many years ago, and not be liable for the 3% surcharge when buying another one.
Although the position can be complicated (particularly if you are married or in a civil partnership) the exception from the 3% surcharge for a replacement of only or main residence can come to the rescue and save you thousands.
The HMRC Guidance Note of 16 March, 2016 was confusing on the replacement rules. HMRC issued revised guidance to replace this on 29 November, 2016. Unfortunately, when the guidance was moved at the end of March 2018 into HMRC’s manual, the confusion in this area returned.
A hot topic for debate used to be whether it was enough to dispose of a part of a share in a previous home, rather than all of it, or whether it worked to dispose of it to a spouse.
Those weaknesses in the legislation have been addressed by the Autumn Budget of 2017. For purchases completing from that date it is necessary to dispose of all of the interest in a previous home (nor does it usually work if a spouse or civil partner retains an interest).
Another issue is around how spouses and civil partners are dealt with. HMRC's brief guidance says “You may be viewed as the owner of a property if it’s owned by your spouse or civil partner”.
This is not what the legislation says and this guidance is capable of leading taxpayers astray. There are special rules for spouses and civil partners, but it can be misleading to say they are treated as a single unit.
To demonstrate how the three-year rules work in more detail, we have adapted some real-life scenarios from the comments section of Zoopla’s SDLT Surcharge Q&A and provided answers to each.
Scenario 1: Married couple returning from abroad
Question: My wife and I left England six years ago to work abroad. Before we left, we sold our home which had been our main residence up until that point, having lived in it for many years. We have lived in overseas accommodation provided by our employers since. In the next few months, we want to return to England and buy a new main residence, which we'll move into straight away. However, we each have other property interests and have been told that we will have to pay the 3% SDLT surcharge. Is this right?
Answer: Some of the original HMRC guidance suggested that you cannot rely on the replacement of only or main residence exception to escape the 3% surcharge here because you sold your previous home more than three years ago.
However, the relevant three-year rules do not apply to purchases completing by 26 November 2018. So you should escape the surcharge if you buy a new house in England intending it to be your only or main home and complete the purchase by 26 November 2018. The November 2016 guidance was clearer on this point.
Scenario 2: Unmarried couple buying a home together
Question: My girlfriend and I are about to buy our first house together for us to live in as our only home. She has no other property interests, but I have several properties that I let out. I have been living in rented accommodation for the last four years since selling my previous home (which I had lived in up until then). Will we be hit with the surcharge because of my other property interests?
Answer: So long as you buy your property on or before 26 November 2018, you should not have to pay the surcharge. This is because the relevant ‘three-year rules’ (which state you should have sold a previous main residence within the three years prior to the new purchase) only start to apply from that date. Up until then, there is no time limit, so the replacement of only or main residence exception should apply to you, despite the fact your sale was four years ago.
Scenario 3: About to get married and buy home together
Question: I am getting married in the next few weeks, then my new husband and I will buy our first home together and move in. It will be our only residence. We each have a number of let properties. He has just sold the house he has been living in for many years and which I have lived in with him for the last year. But I will keep the house that I lived in until last year and which I plan to continue to rent out for at least another two years. Do we have to pay the surcharge on the new house?
Answer: Yes. Because you were not married to each other when your intended sold his house, you cannot rely on his sale to get the benefit of the exception for the replacement of only or main residence. It sounds as if you might sell what used to be your only home within three years of the purchase of your first home together. You might then be able to claim the surcharge back.
The three-year rules do apply in this scenario where you buy your new property before you sell your old one. So, as well as selling your old house within three years of the upcoming joint purchase, you would also need your upcoming joint purchase to be within three years of you last living in what had been your main home.
Scenario 4: Keeping the old house for a while
Question: I have retained what used to be my only residence (I lived in it for many years) but have let it out for the last seven years while living in job related accommodation. I am about to complete on the purchase a new house and move straight in (I will live in it as my only residence) but want to retain the old one until the present tenant is ready to leave, which he says will be in about a year.
Is the position that I have to pay the surcharge, but can reclaim it if I sell what was my only home within three years of the purchase of the house I am about to buy?
Answer: Yes, you have to pay the surcharge. But no, you will not be able to reclaim it. Because your sale of the old property will follow the purchase of the new one, the three-year rules already apply to this scenario. You have not lived in the old house at any time in the last three years up to the purchase of the new house. So you will not be able to reclaim the surcharge, even if you sell the old house within three years of the purchase of the new house.
Scenario 5: Separated but not divorced
Question: I am separated from my wife, but we are not divorced. The house we used to live in together has been sold. She has bought a flat to live in using her share of the proceeds. I am about to I buy a new home to live in as my only residence, but I own other properties. Can I use the exception for replacement of only or main residence to escape the surcharge?
Answer: Yes. You can use the exception even though your wife has already bought a new house after the matrimonial home was sold (so long as her new house was not intended as your only or main residence).
You can find more detail on the replacement of only or main residence rules at the Blake Morgan website.
This article is intended for general information purposes only and does not constitute legal or professional advice. Advice should be sought before proceeding with any transaction. The same applies to postings made to the comments section of Zoopla's website.
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