Stamp duty refund third property

15Manor

Hi, I am thinking about selling my old main residence which I kept when I bought this house and which I have rented out. I am not going to be within the three years (it will though be about three and a half years) but have read there is a possible extension due to Covid (I have had a tenant whom obviously I did not evict when all this was going on and she has now given notice) However my main question is, these are houses 2 and 3 that I currently own. Is it even worth applying for a refund for the extra 3% SDLT that I paid on this house? The two that I am talking about were and are my main residences but I also have another house that I have owned since 2004 that is let.
Many thanks

[Deleted User]

15Manor said:

Hi, I am thinking about selling my old main residence which I kept when I bought this house and which I have rented out. I am not going to be within the three years (it will though be about three and a half years) but have read there is a possible extension due to Covid (I have had a tenant whom obviously I did not evict when all this was going on and she has now given notice) However my main question is, these are houses 2 and 3 that I currently own. Is it even worth applying for a refund for the extra 3% SDLT that I paid on this house? The two that I am talking about were and are my main residences but I also have another house that I have owned since 2004 that is let.
Many thanks

House 3 you currently live in. 

House 2 you used to live in but it is now let. 

House 1 was purchased sometime before House 2 and is being let out as well. 

If you sell House 2 then you should be able to claim the additional SDLT when you purchased House 3. Under normal circumstances you’d only have 3 years from the completion date on House 3 to do this however HMRC updated its guidance on exceptional circumstances that allow refunds following a sale outside of the normal three-year limit to specifically include the impact of COVID-19 preventing the sale. 

When you apply for the refund your claim must include an explanation why you were unable to sell the previous home within three years. Decisions will be made by HMRC on a case-by-case basis. I’d say it’s worth a punt. 

SDLT_Geek

There is a thread here with information about the extension to the usual three year time limit: https://forums.moneysavingexpert.com/discussion/6151893/sdlt-extension-of-the-three-year-time-limit-within-which-to-sell-a-previous-home  It is no objection in principle that you also own another property.  It sounds to me unlikely that the "exceptional circumstances" extension can help you when it seems the old house was not put on the market in good time for a sale within the three years.

15Manor

Thank you for your response. I had thought my circumstances re. putting it on the market might count me out but it was the 'other' house that I couldn't find an answer to anywhere. Interesting that you say "It is no objection in principle that you also own another property." I will read the exception to three years info again more thoroughly.
Thanks