HMRC SDLT: SDLTM18728 – Term of a lease: Leases continuing by tacit relocation after initial fixed term: Example 1

Principles and Concepts of Lease Continuation by Tacit Relocation

This section of the HMRC internal manual provides guidance on the continuation of leases by tacit relocation after the initial fixed term. It explains the principles and concepts involved in such lease agreements.

• Definition of tacit relocation and its application to lease agreements.
• Legal implications of continuing a lease without a formal agreement.
• Example scenarios illustrating tacit relocation in practice.
• Guidance on handling lease renewals and extensions.

Understanding SDLT and Leases in the UK

This article informs you about Stamp Duty Land Tax (SDLT) and how it relates to lease agreements, especially leases that continue by tacit relocation. Tacit relocation is the legal principle that allows a lease to automatically renew under certain conditions. Let’s break this down using an example for clarity.

What is SDLT?

Stamp Duty Land Tax is a tax that you pay when you purchase or lease land or property in the UK. The amount of SDLT you need to pay depends on the property value and sometimes the length of the lease. Since April 2015, SDLT no longer applies in Scotland, where a different tax called Land and Buildings Transaction Tax (LBTT) is now in effect.

Key Features of SDLT

• Applies to Property Transactions: SDLT is paid when you buy or lease a property.
• Varied Rates: The rates differ based on the property value and type. Higher values lead to higher rates of tax.
• Lease Considerations: Specific rules apply when it comes to leasing property, particularly when leases extend beyond their initial term.

Leases and Tacit Relocation

A lease is a legal agreement where one party (the tenant) pays rent to another party (the landlord) for the use of a property. Sometimes, when a lease runs out, it can continue without a formal renewal. This is where tacit relocation comes into play.

What is Tacit Relocation?

Tacit relocation allows a lease to automatically continue at the end of its initial fixed term, provided certain conditions are met. It is typically used in Scotland. The tenant and landlord may not need to agree on a new lease for the arrangement to continue. This approach is beneficial because it prevents sudden disruptions for the tenant and ensures the landlord has a continuing income from the property.

Example of Tacit Relocation

Consider a scenario where a tenant initially signs a lease for a shop that lasts for five years. As the lease comes to an end, both the tenant and landlord may choose not to discuss a new lease. They may continue to operate under the same terms and conditions of the original lease.

Now, after five years, the tenant still occupies the property and pays rent as before. According to the principle of tacit relocation, the lease automatically continues without needing a new written contract.

Legal Implications of Tacit Relocation

• Continuous Occupation: The tenant should continue to occupy and pay rent without interruptions.
• Landlord’s Rights: The landlord still retains the right to raise the rent or terminate the lease under the original terms, but they cannot simply remove the tenant without cause.
• Duration of Continuation: Tacit relocation typically continues for the same period as the original lease unless otherwise defined within the agreement.

When SDLT Applies to Leases

Even if a lease extends automatically, SDLT can still apply. When a lease initially starts, SDLT is based on the rent and the duration of the lease. Here’s what you need to know:

• Initial Term: SDLT is calculated based on the total rent for the length of the initial lease. For example, if a shop has an annual rent of £10,000 for a five-year lease, SDLT would be calculated on the total of £50,000.
• Additional Periods: If the lease continues under tacit relocation, you may need to consider whether SDLT is due. The automatic extension doesn’t change the need to account for any SDLT due on the total rent paid during the extended period.

Example of SDLT Calculation

Let’s go through a practical example. If the above shop has an annual rent of £10,000 for an initial five-year lease, SDLT is applicable as follows:

• Total Rent: £10,000 x 5 years = £50,000
• Applicable SDLT Rate: Depending on the total value and rules at the time, you would apply the correct SDLT rate.

If the lease then continues for another five years under tacit relocation, this may prompt a review of rent and performance concerning SDLT obligations. The landlord must consider this continuation when planning financial affairs.

Factors Impacting SDLT on Leases

There are several factors that can impact SDLT when dealing with lease extensions:

• Current SDLT Rates: Keeping abreast of current SDLT rates is crucial for both landlords and tenants. Changes in rates could affect how much SDLT is paid.
• Lease Terms: Reviewing the terms of lease agreements is necessary to determine how extensions and renewals are handled.
• Consulting with Professionals: Engaging with tax professionals or property lawyers can save a great deal of hassle to ensure compliance with tax laws.

Exceptions to SDLT on Leases

In some cases, SDLT may not apply or may be reduced:

• Low-Value Properties: There is a threshold under which SDLT does not apply. If the total rent from the lease is below this threshold, then no SDLT is due.
• Certain Types of Business Leases: Special rules may apply to certain types of business leases, so it’s essential to check the specific conditions.

Conclusion on SDLT and Leases

While this article does not provide a conclusion, it is important to remain informed about SDLT when dealing with lease agreements. Tacit relocation and the corresponding obligations should always be considered, as well as how they interact with ongoing SDLT requirements.

For further reading and specific cases, please refer to official guidance and consider professional advice to meet your individual circumstances.

Useful article? You may find it helpful to read the original guidance here: HMRC SDLT: SDLTM18728 – Term of a lease: Leases continuing by tacit relocation after initial fixed term: Example 1

View all HMRC SDLT Guidance Pages Here