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Stamp Duty query? Not sure where else to go.
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CathyJ_2
Posts: 4 Newbie
Hi Everyone,
I’m looking for some help in relation to stamp duty.
I’m a First Time Buyer, who is purchasing a house with an annexe attached.
I’ve been advised by my solicitors to seek out an accountant regarding my stamp duty - I have spoke to 8 different firms near me all of which are reluctant to give me a definitive answer!!!
I’ve contact HMRC who tell me they can not give me advice and can only let me know what’s already on their website.
They pointed me to the FTB page, linked transactions and mutliple properties...
After reading the HMRC website - I’m still confused and need help.
As a FTB do I need to pay stamp duty when purchasing 1 Address which holds 2 titles!?
((As technically I’m buying 2 homes... does this disqualify me from the FTB relief))
The annexe is attached to the property by external walls, there is no internal connection.
Can anyone please help clear this up?
Many thanks,
Cathy
I’m looking for some help in relation to stamp duty.
I’m a First Time Buyer, who is purchasing a house with an annexe attached.
I’ve been advised by my solicitors to seek out an accountant regarding my stamp duty - I have spoke to 8 different firms near me all of which are reluctant to give me a definitive answer!!!
I’ve contact HMRC who tell me they can not give me advice and can only let me know what’s already on their website.
They pointed me to the FTB page, linked transactions and mutliple properties...
After reading the HMRC website - I’m still confused and need help.
As a FTB do I need to pay stamp duty when purchasing 1 Address which holds 2 titles!?
((As technically I’m buying 2 homes... does this disqualify me from the FTB relief))
The annexe is attached to the property by external walls, there is no internal connection.
Can anyone please help clear this up?
Many thanks,
Cathy
0
Comments
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Hi Everyone,
I’m looking for some help in relation to stamp duty.
I’m a First Time Buyer, who is purchasing a house with an annexe attached.
I’ve been advised by my solicitors to seek out an accountant regarding my stamp duty - I have spoke to 8 different firms near me all of which are reluctant to give me a definitive answer!!!
I’ve contact HMRC who tell me they can not give me advice and can only let me know what’s already on their website.
They pointed me to the FTB page, linked transactions and mutliple properties...
After reading the HMRC website - I’m still confused and need help.
As a FTB do I need to pay stamp duty when purchasing 1 Address which holds 2 titles!?
((As technically I’m buying 2 homes... does this disqualify me from the FTB relief))
The annexe is attached to the property by external walls, there is no internal connection.
Can anyone please help clear this up?
Many thanks,
Cathy
The government did away with the granny tax on annexes (the additional 3% surcharge on stamp duty) providing the following conditions were not met.
Be capable of being sold separately from the main house
Have their own entrance
Have their own water and electricity supply
Receive their own Council Tax bill
Be worth more than £40,000 on their own.
I guess the FTB stamp duty relief may be similar in that if any of the above conditions applies then you will lose the relief but presumably you are buying as one property, albeit with more than one title number? I am only making assumptions though so you need legal advice. Do the solicitors need to examine the deeds before giving you a definitive answer?
I think I would budget for you having to pay it just in case.I’m a Forum Ambassador and I support the Forum Team on the Debt free Wannabe, Budgeting and Banking and Savings and Investment boards. If you need any help on these boards, do let me know. Please note that Ambassadors are not moderators. Any posts you spot in breach of the Forum Rules should be reported via the report button, or by emailing forumteam@moneysavingexpert.com. All views are my own and not the official line of MoneySavingExpert.
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If the property you are buying is suitable for use as two dwellings then various things follow:
1. Ability to claim multiple dwellings relief for SDLT
2. Loss of first time buyers relief for SDLT. (See section 5 of the paper linked from here https://www.blakemorgan.co.uk/news-events/blog/sdlt-first-time-buyers-relief/)
3. You will need to check the 3% SDLT surcharge does not apply, see the 2/3 test etc explained here: https://www.zoopla.co.uk/discover/buying/3-stamp-duty-and-granny-flats/
4. Likely difficulties with your mortgage.0 -
Hi...did anything get resolved for you on this?
We ourselves are about to complete on our property which also has an annex. Our solicitors state that this is a grey area and that the amount of stamp duty they will be asking us to pay is £5650 based on our purchase price of £313000. This is the amount any normal house would pay at the same price.
I have instructed our solicitors that this property due to its annex we should be able to claim the multiple dwellings relief as the annex is definately no more than a third of the total value of the property (which is currently being sorted out through communication with our lenders valuer) and is in the same grounds as the main property.
So my research has told me that in April 2016 we could have had a much larger SDLT bill due to the 3% rule on owning more than one property. This was then amended as they realised it was wrongly penalising people with granny flats and annexxes.
So on that basis the multiple dwellings relief rule should come into place and the SDLT should be lower. I've followed the online guidelines of dividing the total price (£313,000) by amount of dwellings (2) which is £156,500, calculated the stamp duty for this which is £630, then multiplied again by the amount of dwellings giving a total of £1260...as this doesn't make the minimum of 1% then this figure is increased to £3,130 which should be the amount of SDLT we should have to pay.
Now if i can find all this out online and come to these assessments then why cant my , paid for, solicitors do the same?They have advised me to contact a specialist.
Any help is really appreciated thank you0 -
There is some information about multiple dwellings relief here https://www.blakemorgan.co.uk/news-events/blog/additional-3-stamp-duty-land-tax-surcharge-granny-/0
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Thank you.sent him an email last night and he duly replied this morning . It's £2520 were looking at saving and he'd like about half that with his fees etc....just boils my blood our solicitor can't just do it as per my other thread on the matter0
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