HMRC SDLT: SDLTM27070 – Reliefs: Right to buy transactions, shared ownership leases etc: Rent to mortgage or rent to loan: Chargeable consideration FA03/SCH9/PARA6

Principles and Concepts of Rent to Mortgage or Rent to Loan

This section of the HMRC internal manual provides guidance on reliefs applicable to right to buy transactions, shared ownership leases, and rent to mortgage or rent to loan schemes. It explains the chargeable consideration under FA03/SCH9/PARA6.

Details the reliefs available for specific property transactions.
Explains the concept of chargeable consideration in these contexts.
Focuses on rent to mortgage or rent to loan schemes.
Part of the HMRC internal manual for tax and property professionals.

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Read the original guidance here:
HMRC SDLT: SDLTM27070 – Reliefs: Right to buy transactions, shared ownership leases etc: Rent to mortgage or rent to loan: Chargeable consideration FA03/SCH9/PARA6

Understanding Rent to Mortgage and Rent to Loan Transactions

This article explains two types of transactions related to housing: rent to mortgage and rent to loan. Both are important concepts under UK property law and have specific rules regarding chargeable consideration for stamp duty land tax (SDLT).

Definitions

Rent to mortgage and rent to loan transactions are outlined in legislation under specific paragraphs of housing acts.

Rent to Mortgage Transactions

A rent to mortgage transaction involves:

Transferring a dwelling to an individual
Granting a lease of a dwelling to an individual

In these cases, the individual is exercising a right to acquire the property under rent to mortgage terms as specified in Part 5 of the Housing Act 1985.

Chargeable Consideration for Rent to Mortgage

For a rent to mortgage transaction, chargeable consideration is determined by:

The price paid for the transfer of the dwelling (if the transaction involves a direct transfer)
The price paid for the lease of the dwelling (if the transaction involves leasing)

This consideration is calculated according to Section 126 of the Housing Act 1985, which applies specifically to rent to mortgage transactions.

Rent to Loan Transactions

Rent to loan transactions are specific to Scotland and involve:

The transfer of a heritable disposition in favour of an individual

Here, the individual is exercising a right to purchase a house through a rent to loan scheme, as specified in Part 3 of the Housing (Scotland) Act 1987.

Chargeable Consideration for Rent to Loan

For a rent to loan transaction, the chargeable consideration is:

The price that would be paid for the house

This amount is calculated according to Section 62 of the Housing (Scotland) Act 1987, which is relevant to rent to loan transactions.

Key Principles of Reduced Charges

Both rent to mortgage and rent to loan transactions are regulated under specific frameworks that stipulate how to calculate the chargeable consideration and any applicable reliefs that may be available.

How Chargeable Consideration Works

Chargeable consideration is essentially the amount used to calculate stamp duty that must be paid when property is transferred or leased. Here’s how it works in different circumstances:

In a rent to mortgage situation:
- If a homeowner transfers a property to someone exercising their right under the Housing Act, the standard property price applies, as specified in legislation.
In a rent to loan situation:
- In Scotland, the same rules apply, but the calculations reference the Scottish Housing Act provisions.

Examples of Transactions

Here are examples for clearer understanding:

Example 1: Rent to Mortgage

Suppose Alice has been renting a property and is eligible to buy it under the rent to mortgage scheme. If she decides to take over ownership, the chargeable consideration is calculated based on the market price of the dwelling at the time of transfer. This amount would inform how much stamp duty she owes.

Example 2: Rent to Loan

Consider Bob in Scotland, who is renting with the intention of buying under the rent to loan scheme. If he opts to purchase the property, the chargeable consideration again reflects the price that was established when Bob decided to execute the purchase. The same principles apply regarding stamp duty.

Legal References and Terminology

Understanding the legal context of these transactions is essential. Here are the specific paragraphs of law that define these terms:

Rent to Mortgage Details: Defined in FA03/SCH9/PARA6(2).
Rent to Loan Details: Defined in FA03/SCH9/PARA6(4).

Further Considerations

When dealing with these transactions, several factors need to be considered to understand how the laws apply. Here are a few examples:

Eligibility: Not everyone qualifies for rent to mortgage or rent to loan schemes, so potential buyers should check their eligibility.
Market Value: Chargeable consideration is typically based on the market value, so understanding current market trends can help determine potential costs.
Timing: The charges may vary depending on when the transaction takes place, considering any changes in legislation or market conditions.

Common Questions

Here are frequently asked questions regarding rent to mortgage and rent to loan:

What if the property value changes before the transaction?

If the property’s market value changes, the chargeable consideration is assessed based on the value at the time of transfer or lease, not on any previous or future values.

Can I receive any relief from stamp duty?

Some schemes may offer relief from stamp duty under specific circumstances. It’s essential to consult with legal or financial experts to assess individual situations.

What happens if I do not pay the right amount of stamp duty?

Failing to pay the correct stamp duty can result in penalties or legal action, so ensuring accuracy before completing a transaction is vital.

Conclusion

In summary, understanding the intricacies of rent to mortgage and rent to loan transactions is essential for anyone involved in property transfer or leasing under these schemes. Awareness of the chargeable consideration calculation, eligibility, and potential relief can save money and prevent possible legal issues.