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Pitches

Listen to the script as an audio track. Tip: Read along to the script as its being read out.


Opening and Building RapportIntroducer: Hi [Client’s Name], how are you today? How’s everything going with your properties?

Client: [Responds]

Introducer: That’s great to hear! I wanted to discuss something that could potentially save you a significant amount of money on your property investments. Are you familiar with the concept of getting a stamp duty rebate for uninhabitable properties?

Pain Points and Qualifying Questions

Client: No, I’m not.

Introducer: Many property investors overpay stamp duty because their properties were classified as residential even though they were uninhabitable at the time of purchase. Issues like severe damp, mould, faulty wiring, and other significant hazards can mean a property should qualify for a lower stamp duty rate. Did any of your properties have these kinds of issues when you bought them?

Client: Actually, yes. One of my properties had significant damp problems.

Presenting the Solution

Introducer: That’s exactly the kind of situation I’m talking about. The Stamp Duty Advice Bureau specializes in helping property owners get rebates on stamp duty for properties that were uninhabitable at the time of purchase. They operate on a no win, no fee basis, meaning there’s no risk to you. If you win your case, you get a refund, and they take a success fee from that amount.

Providing Evidence and Credibility

Client: That sounds interesting, but is this process legitimate?

Introducer: Absolutely. This process is fully compliant with HMRC guidelines. For example, properties with serious health and safety hazards should be eligible for stamp duty rebates. The Stamp Duty Advice Bureau has a 100% success rate with procedurally correct cases. Would you be interested in exploring this further?

Handling Objections

Client: I’m still a bit skeptical. How do I know this will work for my case?

Introducer: That’s a valid concern. The team at the Stamp Duty Advice Bureau will thoroughly assess your property and gather all necessary documentation, like inspection reports and photographic evidence. If your property qualifies, HMRC will process the rebate. Plus, Nick from the Stamp Duty Advice Bureau is very approachable and can answer any specific questions you might have.

Closing and Booking a Call

Client: Okay, this does sound promising. What are the next steps?

Introducer: The easiest way to get started is to book a call with Nick. He can go through your specific situation in detail and answer any questions you might have. You can use Nick’s calendar link to book a time that suits you: Nick’s Calendar Link. When would be a good time for you to have this call?

Client: I’m free on [specific date/time].

Introducer: Perfect, I’ll make sure Nick knows to expect your call then. Here’s the link again: Nick’s Calendar Link. If you have any other questions in the meantime, feel free to reach out to me. Have a great day!

Follow-Up

Introducer: Hi [Client’s Name], just following up to remind you of your call with Nick from the Stamp Duty Advice Bureau on [agreed date/time]. If you need to reschedule, you can use the same link. Looking forward to hearing about your successful rebate!

Client: Thank you!

Introducer: My pleasure. Good luck with the call!

Sales Script for Introducer Using the Sandler Method with Evidence Collection

Opening and Building Rapport

Introducer: Hi [Client’s Name], how are you today? How’s everything going with your properties?

Client: [Responds]

Introducer: That’s great to hear! I wanted to discuss something that could potentially save you a significant amount of money on your property investments. Are you familiar with the concept of getting a stamp duty rebate for uninhabitable properties?

Pain Points and Qualifying Questions

Client: No, I’m not.

Introducer: Many property investors overpay stamp duty because their properties were classified as residential even though they were uninhabitable at the time of purchase. Issues like severe damp, mould, faulty wiring, and other significant hazards can mean a property should qualify for a lower stamp duty rate. Did any of your properties have these kinds of issues when you bought them?

Client: Actually, yes. One of my properties had significant damp problems.

Presenting the Solution

Introducer: That’s exactly the kind of situation I’m talking about. The Stamp Duty Advice Bureau specializes in helping property owners get rebates on stamp duty for properties that were uninhabitable at the time of purchase. They operate on a no win, no fee basis, meaning there’s no risk to you. If you win your case, you get a refund, and they take a success fee from that amount.

Providing Evidence and Credibility

Client: That sounds interesting, but is this process legitimate?

Introducer: Absolutely. This process is fully compliant with HMRC guidelines. For example, properties with serious health and safety hazards should be eligible for stamp duty rebates. The Stamp Duty Advice Bureau has a 100% success rate with procedurally correct cases. Would you be interested in exploring this further?

Handling Objections

Client: I’m still a bit skeptical. How do I know this will work for my case?

Introducer: That’s a valid concern. The team at the Stamp Duty Advice Bureau will thoroughly assess your property and gather all necessary documentation, like inspection reports and photographic evidence. If your property qualifies, HMRC will process the rebate. To get started, could you share some evidence of the property’s condition at the time of purchase? This includes any photos or inspection reports you might have.

Activating the Lead and Collecting Evidence

Client: I think I have some photos and an inspection report.

Introducer: Great! You can email them to me at [Your Email Address] or send them via WhatsApp to [Your WhatsApp Number]. Once we have this evidence, we can proceed with the next steps. This will help Nick and his team at the Stamp Duty Advice Bureau to make a strong case for your rebate.

Client: Sure, I’ll send them over.

Introducer: Perfect. Here’s the email address and WhatsApp number again, just in case: [Your Email Address] and [Your WhatsApp Number]. Once you’ve sent them, I’ll confirm receipt and pass them on to Nick. He’ll then review them and arrange a call to discuss your case in detail. Is that okay with you?

Client: Yes, that works for me.

Confirming the Next Steps

Introducer: Fantastic. Just to recap, you’ll be sending over the photos and inspection report, and then we’ll set up a call with Nick. If you need any assistance or have any questions while gathering the documents, don’t hesitate to reach out to me. Looking forward to helping you get that stamp duty rebate!

Client: Thank you!

Introducer: My pleasure. I’ll be in touch as soon as I receive your documents. Have a great day!

Follow-Up

Introducer: Hi [Client’s Name], just following up to remind you to send over the photos and inspection report of your property. Once we have those, we can move forward with your stamp duty rebate. If you need to send them via email, use [Your Email Address], or via WhatsApp, use [Your WhatsApp Number]. Looking forward to helping you with this process!

Client: Will do. Thanks!

Introducer: Excellent. Speak soon!

Introducer Sales Script for Stamp Duty Advice Bureau Using SPIN Selling

Situation: Understanding the Customer’s Current Situation

Introducer: Hi [Client’s Name], I hope you’re well. I wanted to talk to you about an important matter regarding your property investments. As someone involved in the property market, you’re likely aware that stamp duty can significantly impact your investment returns.

Problem: Identifying the Customer’s Problems

Introducer: Many property investors overpay on stamp duty, especially when properties are uninhabitable at the time of purchase. This overpayment can tie up a significant amount of capital that could be better used elsewhere.

Implication: Highlighting the Implications of These Problems

Introducer: Overpaying stamp duty not only affects your immediate cash flow but also reduces your overall return on investment. It’s money that could be reinvested into further properties, renovations, or other profitable ventures. Furthermore, navigating the complexities of securing a stamp duty rebate for uninhabitable properties can be time-consuming and daunting.

Need-Payoff: Showing How the Solution Improves the Situation

Introducer: This is where we at Stamp Duty Advice Bureau come in. We are a tax consultancy specializing in stamp duty and stamp duty rebates for uninhabitable properties. Our team has successfully helped many investors like yourself obtain substantial rebates. We operate on a no win, no fee basis, meaning there is no financial risk to you. If your property was uninhabitable at the time of purchase, there’s a high probability that you can receive a significant rebate.

Close 1: Booking a Call

Introducer: I highly recommend arranging a call with Nick from our team to discuss your potential rebate in detail. It’s a straightforward process, and the easiest way to get started is by booking a call using Nick’s calendar link: Nick’s Calendar Link. Can we agree on a date and time that works for you?

Close 2: Gathering Evidence

Introducer: In addition to setting up the call, it would be helpful to gather some evidence to support your rebate claim. This includes photographs, videos, surveys, or any documentation that proves the property was uninhabitable at the time of purchase. This evidence is crucial for building a strong case. Can you start collecting this information?

Challenger Sale Method

Teach:

Introducer: Hi [Client’s Name], I hope you’re well. As someone who’s been involved in property investments, I wanted to share something that could be quite valuable for you. I’ve been working with the Stamp Duty Advice Bureau, a specialised tax consultancy that focuses on stamp duty rebates for uninhabitable properties. We have a strong track record of helping property investors receive rebates on stamp duty paid for properties that were uninhabitable at the time of purchase.

Tailor:

Introducer: Given your involvement in property investments, it’s worth considering if any of your properties might qualify for a rebate. If your property was uninhabitable at purchase, there’s a strong chance that a rebate could be successful. The process is backed by the Finance Act 2003 and has been upheld in various case laws, ensuring it’s entirely within HMRC guidelines.

Take Control:

Introducer: To get started, it would be best to have a chat with Nick from the Stamp Duty Advice Bureau. You can easily book a call using his calendar link here: Nick’s Calendar. During the call, Nick can provide more details and assess your potential rebate. Alternatively, if you already have evidence like photos, videos, or surveys showing the property’s uninhabitable condition at the time of purchase, you can begin compiling these. This evidence will be crucial for supporting your rebate case.

Close 1:

Introducer: Shall we go ahead and book a call with Nick to discuss this further? Here’s the link again: Nick’s Calendar.

Close 2:

Introducer: Or, if you prefer, you can start gathering any evidence you have regarding the property’s uninhabitable condition at purchase. Photos, videos, and surveys are particularly useful. Once you have these, we can move forward with the rebate process.

Introduction:

Introducer: Hello [Client’s Name], I hope you’re well. As we’ve worked together on your property investments, I wanted to introduce you to a service that could potentially save you a significant amount of money on stamp duty. I’ve partnered with the Stamp Duty Advice Bureau, a tax consultancy that specializes in stamp duty rebates for uninhabitable properties. They’ve helped many property investors like yourself secure rebates for stamp duty paid on properties that were uninhabitable at the time of purchase.

Diagnosis:

Introducer: Before I proceed, could you tell me a bit more about any properties you’ve acquired in the last four years? Specifically, were there any that were uninhabitable at the time of purchase, due to issues like damp, mould, faulty wiring, or other significant defects?

Design:

Introducer: Based on what you’ve shared, it sounds like you might be eligible for a stamp duty rebate. The Stamp Duty Advice Bureau has a very straightforward and efficient process for this. They operate on a ‘no win, no fee’ basis, meaning there’s no risk on your part.

Deliver:

Introducer: The next step would be to arrange a call with Nick from the Stamp Duty Advice Bureau. He can provide a detailed assessment of your case and guide you through the process. The easiest way to schedule this is to use Nick’s calendar link: Nick’s Calendar Link. Alternatively, we can start gathering the necessary evidence to support your claim. This includes photographs, videos, surveys, or any documents that prove the property’s uninhabitable condition at the time of purchase. Once we have this evidence, we can make a strong case for your stamp duty rebate.

Close 1: Book a Call

Introducer: So, can we go ahead and book a time for you to speak with Nick? Here’s the link again: Nick’s Calendar Link. Let’s get that scheduled so you can start potentially saving thousands on your stamp duty.

Close 2: Gather Evidence

Introducer: If you’re ready, we can also start collecting the evidence needed to support your claim. Do you have any photographs, videos, or survey reports from the time of purchase? If you can gather those, it will greatly strengthen your case.

Conclusion:

Introducer: I trust the Stamp Duty Advice Bureau because I’ve worked with them and seen their success firsthand. They’ve helped numerous clients secure substantial rebates. I’m confident they can help you too. Let’s get started and see how much you might be able to rebate. Do you have any questions, or should we proceed with booking a call with Nick?

Opening:

Introducer:
Hello [Client’s Name], I hope you’re doing well. I’m reaching out to share some information about a service that I think could be really valuable for you, especially considering your property investments.

Discovery Phase:

Introducer:
As you know, purchasing residential investment properties often involves significant costs, including stamp duty. Have you ever considered if you might have overpaid stamp duty on any of your properties, especially those that had condition issues at the time of purchase?

Understanding Needs:

Introducer:
I work closely with the Stamp Duty Advice Bureau, a tax consultancy specializing in stamp duty and stamp duty reclaims. They have a great track record of helping property investors like you reclaim overpaid stamp duty, which can sometimes be a substantial amount of money.

Explaining the Service:

Introducer:
The process is quite straightforward. If your property had any defects or issues at the time of purchase, there is a strong chance that you may have overpaid stamp duty. The Stamp Duty Advice Bureau operates on a ‘no win, no fee’ basis, so you only pay if they successfully reclaim the money for you.

Building Trust:

Introducer:
I’ve personally worked with them on several cases and can vouch for their professionalism and success rate. They comply fully with HMRC regulations, and their process is designed to make it easy for property owners to reclaim overpaid amounts.

First Close: Scheduling a Call

Introducer:
To get started, the easiest way is to book a call with Nick from the Stamp Duty Advice Bureau. He can go through the specifics and see if you have a viable reclaim case. You can book a convenient time directly using his calendar link: Nick’s Calendar Link. Would you like me to book this for you, or would you prefer to schedule it yourself?

Second Close: Gathering Evidence

Introducer:
In addition to the call, it’s helpful to start gathering any evidence you might have regarding the property’s condition at the time of purchase. This could include photographs, videos, surveys, or any other relevant documents. These pieces of evidence will be crucial in building a strong case for your reclaim.

Recap and Confirmation:

Introducer:
So, just to recap, booking a call with Nick using the link Nick’s Calendar Link will get the ball rolling. Additionally, gathering any documentation or evidence about the property’s condition will support your claim. Does that sound good to you?

Final Note:

Introducer:
Feel free to reach out if you have any questions or need further assistance. I’m confident that the Stamp Duty Advice Bureau can help you reclaim what you’re entitled to.

Introduction and Understanding Phase

Introducer: Hi [Client’s Name],  I wanted to touch base regarding something that could be highly relevant for you as a property investor. I work with the Stamp Duty Advice Bureau, a highly specialized tax consultancy that focuses on helping clients obtain stamp duty rebates for uninhabitable properties.

Understanding the Customer’s Buying Process

Introducer: When you bought your property, did you encounter any issues with its condition, like dampness, outdated wiring, or other defects that might have affected its habitability?

[Wait for the client’s response and engage based on their input.]

Aligning with the Customer’s Journey

Introducer: That’s exactly where the Stamp Duty Advice Bureau comes in. We have a proven track record of assisting property investors like you in obtaining stamp duty rebates for uninhabitable properties. The process is straightforward and designed to align with your journey as a property owner.

Explaining the Process

Introducer: Here’s how it works:

Initial Consultation: We can arrange a call with Nick from the Stamp Duty Advice Bureau. He can walk you through the potential of obtaining a stamp duty rebate based on your property’s condition at the time of purchase. You can easily book a call with him using this link: Nick’s Calendar Link.

Gathering Evidence: For the rebate, you’ll need to provide evidence of the property’s condition at the time of purchase. This can include photographs, videos, surveys, or any documentation that highlights the issues. This evidence is crucial in building a strong case for a stamp duty rebate.

Engagement and Adding Value

Introducer: We operate on a no win, no fee basis, which means you only pay our fee if the rebate is successful. This reduces any financial risk on your part. We handle all the paperwork and liaise directly with HMRC, ensuring that the process is as smooth as possible for you.

First Close: Booking a Call

Introducer: Would you be available to discuss this further with Nick? Booking a call with him is the easiest way to get started and explore the potential savings on your stamp duty. Here’s the link again to his calendar: Nick’s Calendar Link.

Second Close: Gathering Evidence

Introducer: Additionally, if you could start gathering any evidence you have of the property’s condition at the time of purchase, that would be great. Photos, videos, or any surveys you have will be instrumental in making a successful claim.

Final Push

Introducer: This service has helped many property investors obtain significant rebates. It’s worth checking if your property qualifies, especially if there were notable issues at the time of purchase. Let’s get a call set up and start the process. I trust Nick and our team completely, having worked with them before, and I’m confident we can provide valuable assistance to you.

Would you like me to book the call for you, or would you prefer to do it yourself via the link?

Value Proposition

Introducer: Hi [Client’s Name], it’s [Your Name] from [Your Company]. How are you doing today?

Client: I’m doing well, thanks. How about you?

Introducer: I’m great, thanks for asking. I wanted to discuss something that could be quite valuable for you regarding your recent property investments. Have you ever heard of Stamp Duty Advice Bureau?

Client: No, I haven’t. What is it?

Introducer: The Stamp Duty Advice Bureau is a tax consultancy that specializes in stamp duty rebates for uninhabitable properties. We have a great track record of helping property investors like yourself receive rebates on stamp duty when the properties were uninhabitable at the time of purchase.

ROI Analysis

Client: Interesting. How does it work?

Introducer: It’s quite straightforward. The process starts with identifying if your property was uninhabitable at the time of purchase due to significant condition issues, such as damp, faulty wiring, or mold. If it was, you might be eligible for a stamp duty rebate. We operate on a no win, no fee basis, so there’s no financial risk to you.

Customer Outcomes

Client: That sounds good, but what do I need to do?

Introducer: First, we need to arrange a call with Nick from the Stamp Duty Advice Bureau. He’ll walk you through the potential rebate and explain how we can help. You can book a call directly using this calendar link: Nick’s Calendar Link.

Alternatively, if you have any evidence of the property’s condition at the time of purchase, such as photographs, videos, or surveys, we can start gathering that now. This documentation is crucial for building a strong rebate case.

Client: I might have some old photos and the survey report. Is that enough?

Introducer: That’s a great start. Collecting as much evidence as possible is key. Our team will guide you on what exactly is needed. We have a high success rate, so with good documentation, your chances are excellent.

Client: Okay, I’ll look for those documents. What’s the next step?

Introducer: Perfect. The next step is to book that call with Nick. Here’s the link again: Nick’s Calendar Link. Once you’re scheduled, Nick will handle the rest and guide you through the entire process.

If you have any other questions or need further assistance, feel free to reach out to me anytime.

Client: Sounds good. I’ll book a call and start gathering my documents.

Introducer: Great! I’m sure you’ll find this worthwhile. Thanks for your time, and I’m here if you need anything else.

Client: Thank you. Talk soon!

Introducer: Talk soon, take care!

Introduction

Introducer: Hi [Client’s Name], I hope you’re well. I wanted to discuss something that could be of significant interest to you regarding your property investments.

Getting Information

Introducer: I understand you’ve been investing in residential properties and, like many investors, may have dealt with properties that had various condition issues at the time of purchase. Can you tell me a bit about any properties you acquired recently that needed repairs or had structural issues?

Giving Information

Introducer: Based on what you’ve shared, I believe you might be able to benefit from the services offered by the Stamp Duty Advice Bureau. We are a tax consultancy specializing in stamp duty and stamp duty rebates for uninhabitable properties. Our focus is on helping property investors claim rebates on stamp duty paid for properties that had significant defects or hazards at the time of purchase.

Key Points:

  • The Stamp Duty Advice Bureau works on a ‘no win, no fee’ basis.
  • Clients are only invoiced if a refund is authorized by HMRC and they receive the money.
  • We have a nearly 100% success rate for viable cases.

Get Commitment

Introducer: To move forward, we can set up a time for you to have a detailed discussion with Nick Garner from the Stamp Duty Advice Bureau. He can review your case and discuss the potential rebate. The easiest way to book this call is through Nick’s calendar link: Nick’s Calendar Link.

Additionally, to strengthen your claim, it would be beneficial to gather evidence such as photographs, videos, surveys, or any documents that show the condition of the property at the time of purchase. This will help make a solid case for the stamp duty rebate based on the property’s condition.

Close

Set Up a Call:

Introducer: Could we schedule a call with Nick? You can easily book a slot that suits you using his calendar link: Nick’s Calendar Link. This call will allow you to understand the rebate process in detail and see how much you could potentially recover.

Gather Evidence:

Introducer: In the meantime, it would be great if you could start gathering any evidence related to the property’s condition at the time of purchase. Photos, videos, surveys, or any other documentation would be very useful. This evidence will be critical in building a strong case for the rebate.

Would you be available for a call next week? Let me know what time works for you, or feel free to book directly via Nick’s calendar link.

Introducer: Thank you, and I look forward to helping you potentially reclaim your overpaid stamp duty.

Best regards,[Your Name]

Introduction

Introducer: Hello [Client’s Name], I hope this message finds you well. As a property professional, I understand the intricacies and challenges that come with property investments. I wanted to bring to your attention a valuable service that could significantly benefit your investment portfolio.

Metrics

Introducer: As you may know, securing stamp duty rebates for uninhabitable properties can result in substantial savings. Our focus is on properties that had condition issues at the time of purchase, which may entitle you to a rebate.

Economic Buyer

Introducer: I have partnered with the Stamp Duty Advice Bureau, a tax consultancy specializing in stamp duty and stamp duty rebates. We have a proven track record of helping clients secure rebates directly from HMRC.

Decision Criteria

Introducer: To determine eligibility for a rebate, it’s essential to understand the criteria used:

The property must have been purchased within the last four years. The property had significant condition issues at the time of purchase. Proper documentation and evidence of these conditions are required.

Decision Process

Introducer: The process is straightforward. The Stamp Duty Advice Bureau will handle the assessment, documentation, and submission to HMRC. We operate on a no-win, no-fee basis, ensuring you only pay if your rebate is successful.

Identify Pain

Introducer: Many property investors are unaware that they might have overpaid stamp duty due to condition issues. This oversight can lead to unnecessary financial burdens. By securing a stamp duty rebate, you can alleviate these costs and reinvest the funds more effectively.

Champion

Introducer: I’ve worked closely with Nick and the team at the Stamp Duty Advice Bureau. Our expertise and dedication have consistently yielded successful outcomes for our clients, which is why I trust us with my own network.

Close 1: Schedule a Call

Introducer: To explore this further and understand your potential rebate, I suggest scheduling a call with Nick from the Stamp Duty Advice Bureau. You can easily book a time that suits you using his calendar link: Nick’s Calendar Link.

Close 2: Gather Evidence

Introducer: Alternatively, if you prefer to get started right away, you can begin gathering evidence such as photographs, videos, and surveys that prove the property’s condition at the time of purchase. This will help in making a strong rebate case.

Conclusion

Introducer: I believe this service could be highly beneficial for you. Please let me know your thoughts and whether you would prefer to schedule a call or start collecting evidence. I’m here to assist you through this process and ensure you maximize your investment returns.

Best regards, [Your Name]

Useful facts and talking points

Guide to Explaining Stamp Duty Reclaims

Compliance with HMRC Guidance

All our reclaim cases are fully compliant with HMRC guidelines. According to HMRC, properties with “hazards present that would cause a local authority to issue a prohibition notice” should not be classified as dwellings for stamp duty purposes, even if no notice was in effect at the time of purchase. Hazards are categorized under Section 20 & 21 of the Housing Act 2004.

Key Points

  • 100% Success Rate: legitimate reclaims for properties with HHSRS category one hazards, along with proper documentation are always paid by HMRC.
  • Case Law: The PN Bewley vs. HMRC case established that non-habitable properties due to condition issues should not be classified as residential, reinforcing the right to reclaim overpaid stamp duty.
  • Viability: Stamp duty reclaims make economic sense because residential rates are higher than non-residential rates, especially for property investors and owner-occupiers with properties valued over £1 million.

Understanding Liveability

A property is considered unliveable if it’s unsafe or neglected to the extent that it deters reasonable occupancy.

Case Condition Issues

  • Extensive Renovations: Over £3,000 spent on essential repairs post-purchase.
  • Toxic Mould: Any amount due to strict guidelines.
  • Damp: Severe cases affecting liveability.
  • Property Neglect: Significant wear and tear or outdated features.

HMRC Review Period

  • After paying a reclaim, HMRC has nine months to review. Beyond this period, HMRC can’t reclaim the money.
  • On average out of 1,000 reclaims, only 7 reclaims are clawed back by HMRC.

Fee Refund Assurance

If HMRC reclaims the money, we refund our fees with interest at 4.25%.

Terminology and Phrases

  • HMRC Compliant Reclaims: We only submit cases for properties with genuine health or safety hazards.
  • Success Fees: 30%+VAT of the sum reclaimed.
  • Procedurally Correct: Properly documented cases are always paid.
  • No Win, No Fee: Clients only pay if the reclaim is successful.
  • Hazardous Condition Issues: Properties with hazards compliant with HHSRS.
  • Right to Reclaim: Mandated by law for correcting errors in stamp duty returns.
  • Overpaid Stamp Duty: Suggests reclaiming excess payment.
  • HMRC Pay You, You Pay Us: Clients have control and pay us upon satisfaction.

Qualifier Statements

  • Purchased in the Last 4 Years: According to the Finance Act 2003, errors must be corrected within four years.
  • Paid Higher Rate Stamp Duty: For properties bought through a limited company or over £40,000.
  • Hazardous Condition Issues: Issues like damp, mould, and neglect qualify for reclaim.
  • Bought in England or Northern Ireland:  Only relevant in these jurisdictions

Qualifier Questions

  • Did You Pay Higher Rate Stamp Duty?
  • Did You Buy Through a Limited Company?
  • How Much Was the Property and Stamp Duty Paid?
  • Were Any Buyers Non-Resident for Tax Purposes?

Sales ‘Lines’. Phrases 

‘HMRC compliant reclaims’

  • Reclaims are compliant within HMRC guidance. We only submit cases where the property has hazards to health or safety, such as damp, mould, unsafe electrics, general property neglect, or where kitchen facilities or bathroom facilities are not fit for purpose. 


‘Success fees are 30%+VAT of sum reclaimed’

  • It’s important to confirm what the fees are a percentage of the total amount reclaimed from HMRC. 
  • We always add ‘sum reclaimed’ , but it could be ‘money reclaimed’ or ‘amount reclaimed’ 
  • We use the phrase ‘sum reclaimed’ to sound a little more formal. 

‘100% success rate on reclaims which are procedurally correct’

  • If a reclaim case is correctly put together with the right documentation, HMRC will pay since they operate a ‘pay now, check later’ policy.

‘Procedurally correct’

  • We use this phrase to explain if cases are correctly put together and they follow procedure, they get paid. 


‘Touch wood, to date we have never had a clawback from HMRC’

  • We work within their guidance on submitting reclaims for properties with condition hazards as described in HHSRS legislation (housing health and safety rating system) 

‘Reclaims’

We use the term ‘reclaim’, because it’s defined as: reclaim verb [ T ] UK  /rɪˈkleɪm/ US  /rɪˈkleɪm/

To take back something that was yours:

  • You’ll be able to reclaim the tax on all equipment that you buy.
  • I reclaimed my suitcase from the lost luggage office.

‘No win, no fee’

  • We use this phrase since it’s used by law firms who will take a case and if they win, they are paid fees. Otherwise they are not paid.

‘Case’

  • We always describe the file sent to HMRC as a ‘case file’ , because it suggests it’s a legal argument to be won

‘Success fee’

  • More recently I’ve begun using the term success fee, because it ties in with the idea of a law firm working on a no win no fee basis. If we ‘win’ the case, we are paid fees. These would be success fees. In reality, we don’t win the case, we get paid because it is procedurally correct

‘Hazardous condition issues’

  • ‘Hazards’, because it ties in with HHSRS i.e. if a property has hazards, it could be subject to a prohibition notice, which means our cases are compliant with HMRC guidance. 

‘You have a right to reclaim’

  • We use the term ‘right’ since its mandated in law that if someone has made a mistake, they have the right to correct an error in their Stamp duty land tax return

‘Overpaid Stamp duty’

  • ‘Overpaid’ Stamp Duty suggests you paid too much tax and you should get it back. 

‘No win no fee’

  • No win, no fee. A phrase used by lawyers. It’s suitable for us, because we work with cases which are to be accepted and paid by HMRC.

‘HMRC pay you, you pay us’

  • ‘HMRC pay you, you pay us’. A simple way of explaining the customer has control and it’s up to them to pay us if they’re satisfied with our service. We ask HMRC to pay the client directly so we have less risk of scrutiny from HMRC. 

‘HMRC clawback, we pay back fees, with interest’

  • People often ask what happens if HMRC reclaims the money. I explain there is no penalty. They may charge some interest, but it’s based on the prorated amount you received and the time you had it, at an interest rate of 1% below the base rate, which is 4.25%.
  • We pay our fees back to the client with interest charged at 4.25%.

‘HMRC typically claw back 7 in 1000 reclaims’

  • Instead of saying HMRC clawback 0.75% of reclaims, it’s easier to visualise ‘7 out of 1000 reclaims’

Qualifier statements

‘Purchased Property in The Last 4 Years In England or Northern Ireland’

  • Finance act 2003 states you must correct an error within four years of purchasing the property in question

‘Paid Higher Rate Stamp Duty of 3%/5%’

  • Not everyone knows whether they did pay the higher rate Stamp duty. So I ask qualifier questions. See below

‘Property Suffered From Hazardous Condition Issues’

We always give a pointer and say ‘damp, mould, dangerous electrics,  general property neglect’

See below for condition issues

Qualifier questions

Stamp duty

‘Did you pay higher rate Stamp duty?’

  • Sometimes people know if they pay the higher rate Stamp duty. If not, we go to the next question. 

‘Did you buy through a limited company?’

  • People know if they bought through a limited company or not. If so, by that definition they paid higher rate Stamp duty

‘How much was the property? And how much Stamp duty did you pay?’

  • By knowing how much the property was and how much Stamp duty they paid, it’s easy to do a calculation here: https://landtaxadvice.co.uk/tools/stamp-duty-calculator and if their number ties in with your calculation, you know they paid higher rates Stamp duty and it is economically viable for them to reclaim

‘Were any of the buyers non-resident for tax purposes?’

  • We don’t ask this question very often, but if I am speaking to a foreign national, such as a Hong Kong Chinese investor, or somebody abroad I always ask since they will have been subject to an additional 2% stamp duty surcharge on top of the 3% stamp duty surcharge for buying through a limited company. 

Condition issues

‘Did your property have damp, electric issues and general property neglect?’

  • The people we talk to are typically property investors who understand property condition. So they can relate to the condition issues.

‘When you bought the property, was it in a rentable condition?’

  • Another way of asking about condition issues is to ask if they would have been able to rent their property out after buying it. If they had to renovate, they probably have a case.

‘Did you spend a lot of money on renovations?’

  • If they spent more than £3000 on renovating the property, it’s possible they have a reclaim case

‘What condition issues were there?’

  • A fairly open leading question…

‘Typical condition issues:’

  • Damp
  • Mould
  • Structural cracks
  • Subsidence
  • Leaking roofs
  • Faulty plumbing
  • Electrical issues
  • Condensation
  • Wood rot
  • Pest infestations
  • Poor insulation
  • Asbestos
  • Faulty heating systems
  • Window and door defects
  • Poor ventilation
  • Water damage
  • Foundation issues
  • Sagging floors
  • Peeling paint
  • Gutter problems

Phrases and language we use

Sales Information

Phrases and Terminology

  • HMRC Compliant Reclaims Our reclaims adhere to HMRC guidelines, focusing on properties with health or safety hazards such as dampness, mold, or unsafe electrical systems, and those with inadequate kitchen or bathroom facilities.
  • Success Fees Our success fees are 25% of the amount reclaimed. It’s crucial to clarify that this fee is a percentage of the reclaimed sum, which adds a formal touch.
  • Reclaims Compliant with HMRC Guidance Our reclaims always comply with HMRC guidelines and are paid directly by HMRC.
  • 100% Success Rate for Procedurally Correct Reclaims When a reclaim case is properly documented, HMRC will process the payment, following their ‘pay now, check later’ policy.
  • Procedurally Correct This term indicates that cases are put together correctly and follow the necessary procedures to ensure payment.
  • Reclaims The term ‘reclaim’ means to take back something that was originally yours, such as reclaiming tax on equipment purchases or a suitcase from lost luggage.
  • No Win, No Fee We operate on a no win, no fee basis, similar to law firms, ensuring that we only get paid if the case is successful.
  • Case File We refer to the files sent to HMRC as ‘case files’ to emphasize the legal nature of the documentation.
  • Success Fee We use the term ‘success fee’ to align with the legal industry’s practice of only charging fees upon winning a case. In our context, it means we get paid when the case is procedurally correct.
  • Hazardous Condition Issues This phrase aligns with HHSRS guidelines, indicating that properties with hazards may be subject to prohibition notices, making our cases HMRC compliant.
  • You Have a Right to Reclaim This phrase underscores the legal right to correct errors in Stamp Duty Land Tax returns.
  • Overpaid Stamp Duty The term ‘overpaid’ evokes the idea that excess payments should be refunded.
  • No Win, No Fee This familiar legal phrase reassures clients about paying reclaim fees, positioning us like a law firm.
  • HMRC Pays You, You Pay Us This simple explanation ensures customers understand they pay us only if satisfied with our service. HMRC pays the client directly, reducing our risk of scrutiny.
  • HMRC Clawback: We Pay Back Fees with Interest If HMRC reclaims money, there’s no penalty. Any interest charged is prorated based on the amount received and the duration, with an interest rate of 1% below the base rate (currently 4.25%).
  • Clawback Rate Instead of saying HMRC claws back 0.75% of reclaims, we explain it as 7 out of 1000 reclaims for better visualization.

General Qualifier Questions

  • Purchased Property in the Last 4 Years in England or Northern Ireland As per the Finance Act 2003, errors must be corrected within four years of the property purchase.
  • Paid Higher Rate Stamp Duty of 3%/5% To determine eligibility, we ask if clients paid the higher rate of Stamp Duty.
  • Property Suffered from Hazardous Condition Issues We specify issues like damp, mold, unsafe electrics, or general neglect to guide clients in identifying relevant condition issues.

SDLT Qualifier Questions

  • Stamp Duty Did you pay the higher rate of Stamp Duty? If uncertain, we proceed to the next question.
  • Purchased Through a Limited Company? Clients who bought through a limited company likely paid the higher rate of Stamp Duty.
  • Property Value and Stamp Duty Paid Knowing the property value and Stamp Duty paid helps calculate eligibility using tools like the Stamp Duty Calculator.
  • Non-Resident Buyers For foreign nationals or non-resident buyers, additional Stamp Duty surcharges may apply.

Condition Issues

  • Property Condition at Purchase Did your property have damp, electrical issues, or general neglect? Property investors usually recognize these issues.
  • Rentable Condition at Purchase We ask if the property was rentable upon purchase, indicating whether renovations were necessary.
  • Renovation Costs Spending more than £5000 on renovations might qualify for a reclaim case.

‘Decision tree’ questions and answers

Introduction

  • Question 1: Have you heard about the possibility of reclaiming overpaid stamp duty due to a property’s condition?
    • Yes: Confirm if they are interested in reclaiming overpaid stamp duty. If yes, proceed to Question 2.
    • No: Explain the concept of stamp duty reclaim based on property habitability at the time of purchase. If they show interest post-explanation, proceed to Question 2.

Initial Qualification

  • Question 2: Have you purchased any residential properties with condition issues in the last four years?
    • Yes: Proceed to Question 3.
    • No: Go to Question 2.1.
  • Question 2.1: Do you know any property investors who have bought a residential investment property in the last four years?
    • Yes: Explain the referral benefits and inquire if they’d like a link to the stamp duty website and referral scheme. Send information accordingly and schedule follow-up emails. Link to refer a friend here (link opens new tab)
    • No: Thank them for their time and conclude the conversation.

Calculating Potential Refund

  • Question 3: Could you please share the purchase price of one or more of those properties?
    • Action: Calculate the estimated stamp duty refund. Client facing stamp duty calculatorIntroducer calculator (Links open new tab)
    • Follow-up: Present the estimated refund and inquire if they wish to investigate a potential claim.
      • Yes: Proceed to Question 4.
      • No: Offer further assistance if needed and conclude the conversation.

Assessing Case Viability

  • Question 4: Could you describe the property’s condition at the time of purchase and provide the full property address?
    • Action: Verify property condition using Zoopla and Rightmove.
      • Poor Condition Found: Inform the client of a viable case and explain the next steps.
      • Poor Condition Not Evident: If the prospect insists the property was in poor condition, request photographic evidence.
        • Evidence Provided: Proceed with the case.
        • No Evidence: Inform them of potential insufficiency in evidence for a viable case.

Explaining Next Steps

  • If Viable Case: Outline the High-Level Process:
    1. Send Us Evidence.
    2. Build & Send Case to HMRC (upon viability confirmation).
    3. Receive Payment & Settle Fees.
  • Follow-Up: If additional evidence is received, review and decide on case viability.
    • Viable Case: Proceed with the high-level process.
    • No Viable Case: Thank them for cooperation, offer further assistance, and conclude the conversation.

Useful resources

Email pitches

Subject: Potential Overpayment of Stamp Duty on Your Property

Hi [Recipient’s Name],

I believe you may have overpaid stamp duty on your property at [address of property]. As you remember, the house had significant condition issues at the time of purchase.

I am currently collaborating with Nick from the Stamp Duty Advice Bureau, who specialises in HMRC-compliant stamp duty reclaims based on property condition.

Nick has explained that if a property was purchased with serious condition hazards such as damp, toxic mould, faulty electrics, or general neglect, and it was not liveable at the time of purchase, it should not have been classified as residential by your conveyancing solicitor.

By reassessing your property as non-residential with HMRC, it would be subject to lower stamp duty rates, potentially entitling you to a stamp duty refund.

According to HMRC guidance, properties with significant hazards that could have warranted a local authority prohibition notice due to excessive damp, toxic mould, dangerous electrics, or other issues should be classified as non-residential for stamp duty purposes. Read more here: https://landtaxadvice.co.uk/hmrc-compliance-hhsrs-hazards

If you’re interested in learning more, I can introduce you to Nick.

Best regards,

[Your Name] [Your Contact Information]

Set up a video meeting with Nick Garner.

Interested in working with us? Set up a meeting with Nick Garner to see how we can help you.

Or contact Nick via:

Prompt response:
WhatsApp: 07814 029751
Email: [email protected]
Office: 0161 554 0123
Personal mobile: 07814 029 751
Or book a video appointment above.