Feeling the heat? How we turned a landlord nightmare into a cool £12k win — without having to evict tenants

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Property118

Feeling the heat? How we turned a landlord nightmare into a cool £12k win — without having to evict tenants

With the British Summer sizzling, it isn’t just the weather that has been making landlords sweat.

Thousands of landlords exiting the Private Rented Sector (PRS) are discovering the hard way the time, cost and effort of evicting tenants and running empty property to sell with vacant possession.

The landlord in this case study already knew he didn’t have the time or inclination to evict tenants and wait for a high street sale to complete. And with tenants keen to assert their needs first, he wanted a solution with minimum friction. 

He had already tried to sell to a cash-buying company that assured him his tenants wouldn’t need to know until after the sale and the experience had left him burnt.

They didn’t buy. They tried to sell. But, by trying to keep the sale secret, the only buyers they could market to were investors who, without competition from owner occupiers to drive up the prices, offered him less than 80% of vacant possession value.

While others keep tenants in the dark, we take a completely different, collaborative approach. We engaged with the tenants directly, brought them into the loop, and treated them with respect.

It isn’t always the easiest approach and can be confrontational if handled incorrectly but we are expert mediators, we understand the anxieties tenants face and know the value of having the option to sell with vacant possession should we need to.

In just 22 days, with two cash buyers competing against each other and owner occupiers, the bidding war that ensued pushed the sales price way beyond all expectations, on condition the sale completed with vacant possession.

Not only will our seller receive £12,000 more than he expected; with us managing the conveyancing and solving any problems that might arise, the seller can sit back and enjoy the sunshine while we do all the hard work, knowing:

• We will take full responsibility for arranging vacant possession
• The sale is secured by a non-refundable deposit from the moment an offer is accepted
• The money he receives will not be affected by any expense we incur to arrange vacant possession
• He will receive rent right up to completion date

You won’t get a higher price for the service, and any company promising you 100% market value is hiding a huge list of costs that are going to come during or after the sale. That’s not the case with us. It’s what makes us different.

We believe in complete transparency and take pride in going above and beyond, rain or shine, to deliver results that outshine expectations. 

Our sellers normally walk away with 85 – 90% of vacant value in return for a faster, more reliable sale than high street agents can offer. But if a property exceeds all expectations, like above, it could be more.

We solve every single problem, no matter what it is – no hassle, no stress and the entire sale managed for you including keeping or relocating tenants, EPCs and repairs.

 If you are feeling the heat and want to explore a positive, respectful, way out, avoiding tenant drama and long court delays get in touch with our team today.

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Potential pitfalls when inheriting rental properties

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Potential pitfalls when inheriting rental properties

You have a limited company owning rental properties and are due to inherit rental properties from your parents? Read on.

How your parents structure their will should be influenced by your future plans for those properties. Get it wrong and you could face an unexpected tax bill.

The starting point is simple:

Do you plan to sell the inherited properties, or keep them long term?

If the plan is to sell, it will often make sense for you (and any siblings) to inherit the properties personally.

Why?

Inherited property is generally rebased to market value at the date of death, so if you sell shortly afterwards there may be little or no CGT to pay personally.

That can leave you with tax-efficient sale proceeds available for reinvestment.

For example, you could introduce the proceeds into your limited company as a director’s loan, allowing future tax-free withdrawals of those funds.

Yes, this route may involve selling costs and then buying costs again (legal fees, mortgage fees and SDLT/LTT/LBTT on replacement purchases), but the tax position can still be attractive.

The decision should depend on practical investment considerations:

• Do the inherited properties fit your investment strategy?
• Are they in the right location?
• Do they generate the yield you want?
• Would you rather recycle capital into different assets?

But what if the plan is to keep the properties long term?

This is where planning becomes important.

If you inherit the properties into your limited company, either directed by the will or via a deed of variation, you are effectively moving value into the company.

That value increases the company’s shareholding value and, at some point in the future, extracting that value personally is likely to involve tax.

In simple terms:

Inherit personally + sell = potentially tax-free capital available to reinvest

Inherit via company + hold long term = value stays within the company structure

If the company sells an inherited property, there may be little or no corporation tax on historic growth up to the inheritance date because the property is inherited at market value. However, extracting sale proceeds personally may trigger dividend tax (or another form of extraction tax).

By contrast, if you inherit personally, sell, and lend the proceeds to your company, you create a director’s loan account, which can generally be drawn back tax free in the future.

That said, if your intention is genuinely long-term hold, it may still be preferable for the company to inherit the property directly.

Where siblings are involved, planning becomes more important

Jointly inheriting one property can create complications.

Where possible, it is often cleaner to split assets so siblings inherit separate properties rather than co-owning each one.

Another option may be a jointly owned company structure. For example, a subsidiary company to your investment company could be established with family member shareholdings and this company could inherit the properties.

Timing and will planning matters

One trap to avoid is partial inheritance on first death.

For example, one parent leaving their share of a property directly to a child on first death can create complexity. It may not be possible to refinance the properties.

In many cases, it is simpler for the surviving spouse to inherit first, with the generational transfer happening on second death.

Be careful relying on a deed of variation after death

I often see families trying to “fix” matters after death using a deed of variation to divert inherited property from an individual beneficiary to a limited company.

This can work smoothly for unencumbered properties.

However, where mortgages are involved, additional tax issues can arise.

In broad terms, if a company effectively takes on mortgage debt connected with the inherited property, SDLT/LTT/LBTT can potentially arise because the mortgage may be treated as consideration.

This can catch families out.

There are specific reliefs and exemptions available for inherited property in certain circumstances, but the position can change depending on whether the property is inherited directly or diverted through a deed of variation.

The drafting of the will is also important.

Normally, a mortgage secured on a property passes with the inheritance and the beneficiary refinances if needed.

However, if the intention is for the estate to redeem the mortgage before the property passes, the will should expressly provide for this (“contrary intention” wording). Of course, the estate must have sufficient liquid assets available.

The key point?

Do not wait until after death to think about this.

Proactive planning can help ensure:

• the inheritance ends up where you actually want it,
• unnecessary SDLT/LTT/LBTT is avoided,
• future extraction taxes are minimised,
• and inheritance tax planning opportunities are not missed.

The right answer depends on your long-term strategy, family circumstances and whether the properties are intended for sale or long-term hold.

LEARN MORE

A conversation worth having?

If you are weighing up your own strategy, it is worth stepping back and reviewing how everything fits together.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to think about how their assets will serve them over the next phase.

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Private rented sector key to solving London housing crisis – NRLA

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Private rented sector key to solving London housing crisis – NRLA

Piecemeal legislation needs to end to tackle London’s housing crisis, claims a landlord group.

Speaking at the London Housing Conference, chief executive of the National Residential Landlords Association (NRLA), Ben Beadle, claimed investment in the private rented sector is key to tackling the housing crisis.

The news comes as the government have announced emergency measures to tackle London’s housing crisis.

Under the measures, sites will now qualify for a fast-track planning route if they deliver 20% affordable housing, down from the previous 35% target.

End to the piecemeal approach to policy and taxation

According to the NRLA, 28% of London households rent privately, while data from the English Housing Survey shows the number of private rented homes has fallen by 8%.

Mr Beadle told the conference that a range of factors, including the 3% stamp duty surcharge on additional properties, are acting as barriers to improving housing supply in the capital.

Speaking after the event, he said on the NRLA website: “This was a really positive event, bringing together stakeholders from across the housing industry and beyond to explore innovative ways to tackle London’s housing crisis.

“I think we all agree we need more good quality, affordable housing of all tenures, and this event was about the positive steps that can be taken to help make that happen.

“A good start, I believe, would be an end to the piecemeal approach to policy and taxation that we have seen in recent years, along with the creation of a considered and comprehensive strategy for the private rented sector.

“I now look forward to continuing discussions with these industry leaders and other key stakeholders to further explore proactive solutions to the crisis and encourage long-term investment.”

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New buy to let deals unveiled by four lenders

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Property118

New buy to let deals unveiled by four lenders

Four buy to let lenders have announced a raft of mortgage changes including a 4.19% two-year tracker and a 4.74% limited-edition five-year fix.

Commercial cases are in the mix too as InterBay cuts owner-occupier rates by up to 40 basis points, while Coventry for intermediaries has reduced selected BTL rates by up to 16 basis points.

The Mortgage Works has introduced three two-year tracker products for new and existing buy to let customers, each available up to 65% loan-to-value (LTV) with a 1% fee.

Its purchase and remortgage tracker, with a free valuation, is priced at 4.19%.

A remortgage-only version with a free valuation and free legal work is available at 4.29%, while an existing customer switcher product is priced at 4.19%.

The lender has also cut selected two-, three- and five-year fixed rates by up to 0.15 percentage points across its buy-to-let and let-to-buy ranges.

TMW’s BTL rates

TMW’s five-year fixed purchase and remortgage product at up to 75% LTV has fallen by 0.15 percentage points to 4.39%, with a 3% fee.

Another five-year fix, available up to 65% LTV with no fee, has been reduced by 0.10 percentage points to 4.97%.

For existing customers, a five-year fixed switcher at up to 65% LTV has been lowered by 0.05 percentage points to 4.29%, with a 3% fee.

Its no-fee two-year fixed switcher at up to 75% LTV has fallen by 0.13 percentage points to 5.27%.

Keir Fraser, TMW’s lead manager, said: “These latest cuts across our buy to let range are a welcome boost for landlords, especially at a time when cost pressures continue to remain front of mind.”

Shawbrook and TML lower rates

Meanwhile, Shawbrook and The Mortgage Lender (TML) have announced changes to their buy to let propositions, with TML introducing a limited-edition five-year fixed product from 4.74%.

The TML product is available with either a 2% or 5% completion fee and includes a free valuation.

The lender has also cut selected two- and five-year fixed rates by up to 15 basis points, with five-year fixed HMO rates now starting at 5.06%.

Shawbrook has reduced selected specialist BTL rates by up to 25 basis points.

Rates for single lets between £150,000 and £2.5m now start at 4.84%, while HMO and multi-unit freehold block products of up to 10 units start from 4.89%.

TML has also changed its multi-loan offering and removed the £150 application fee across all expatriate products.

Daryl Norkett, Shawbrook’s director of real estate proposition, said “These latest enhancements across both the Shawbrook and TML buy to let propositions are designed to provide brokers with more opportunities to support their landlord clients, whether through lower pricing, greater product flexibility or broader accessibility across specialist lending scenarios.”

InterBay’s commercial change

InterBay, part of OSB Group, has refreshed its commercial mortgage range, cutting rates across its owner-occupier products by up to 40 basis points.

The lender has introduced lower pricing for loans above £2.5m and adjusted its pricing at lower LTV tiers.

It has also removed EPC-related restrictions from its commercial offering.

The lender’s head of commercial lending, Marc Callaghan, said: “Brokers are dealing with increasingly varied commercial cases, so having clarity and confidence in how a deal can be structured is key.

“This refresh is about giving them a proposition that works for the realities of the current market and supports them in delivering the right outcome for their clients.”

Coventry’s BTL rates drop

Coventry for intermediaries has also reduced selected buy to let rates by up to 16 basis points, with revised products for new and existing customers.

The lender’s head of intermediary relationships, Jonathan Stinton, said: “Brokers are telling us that many clients are focused on keeping monthly payments as manageable as possible.

“By reducing rates on higher‑LTV products, we’re aiming to provide extra support where it can make a difference.”

For assistance with any type of buy to let (BTL), property or commercial finance please complete the contact form below:

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