Tag: HMRC

Directors Loan ISA (Innovative Finance ISA)

laughing businesswoman working in office with laptop

Individual Savings Accounts (ISA’s) are tax-efficient savings and investment accounts that allow individuals to earn interest or returns without paying income tax or capital gains tax on their earnings. There are several types of ISA’s available to investors, and each has its own limits and rules.

Cash ISA

Cash ISA’s let you save up to £20,000 a year tax-free, and the interest that’s earned is also tax-free. The average returns for cash ISA’s are typically low, as they are considered low-risk investments.

Stocks and Shares ISA

Stocks and Shares ISA’s allow investors to invest in stocks, shares, and various other investment products. They also have a £20,000 limit, but their performance is subject to market risks.

Innovative Finance ISA

Innovative Finance ISA’s (IFISA) are a relatively new type of ISA that allow investors to lend money to borrowers through peer-to-peer lending platforms. The returns on IFISA’s can be high, but they come with greater risk.

Directors Loan ISA and IFISA

One type of IFISA is the Director’s Loan ISA, which is available exclusively from rebuildingsociety.com. This platform enables investors to lend money to businesses while also enjoying tax-free returns.

The IFISA works by enabling investors to lend money to borrowers through peer-to-peer lending platforms, such as rebuildingsociety.com. These platforms then invest the money into various businesses or properties.

The IFISA is regulated by the Financial Conduct Authority (FCA), and many platforms are also members of the Peer-to-Peer Finance Association (P2PFA).

It is important to note that investing in IFISA’s can come with greater risks and it is not suitable for all investors. It is crucial to seek professional advice before investing.

The benefits of IFISA’s include tax-free returns and the ability to invest in businesses or properties that may provide higher returns than traditional investments.

However, investors should consider the risks aspect of investing, such as the possibility of losing their capital, the lack of liquidity, and the reliability of the companies or borrowers they lend their money to.

In conclusion, IFISA’s are an innovative way to invest and save tax-free earnings. Individuals should undertake thorough research and seek professional advice before investing to make an informed decision.

steve@bicknells.net

What are the occupancy conditions for holiday lets?

tender traveling woman on board of sailing yacht

If you own a furnished holiday let in the UK, it’s important to understand the occupancy rules set out in the HM Revenue & Customs (HMRC) HS253 guidelines. Meeting these conditions can make your holiday let a profitable and tax-efficient business. In this post, we’ll explain what the occupancy rules are, what records you need to keep, when you can use a grace period, and how to monitor your occupancy, along with some examples of records.

Occupancy Rules

To qualify as a furnished holiday let, your property must be:

  • available for bookings for at least 210 days per year
  • rented out to paying customers for at least 105 days of the year
  • lettings that exceed 31 continuous days must not exceed more than 155 days during the year. Lettings exceeding 31 days don’t count as holiday lets unless there are unforeseen circumstances.

If your property meets these criteria, you can take advantage of certain tax benefits, such as:

  • claiming capital allowances on furnishings and equipment – these allowance can be substantial where a previously residential property is changed to Holiday Lets (Serviced Accommodation)
  • paying business rates rather than council tax
  • Business Assets Disposal Relief
  • Business Asset Rollover Relief
  • Gift Holdover Relief
  • Splitting profits with your spouse without needing a Form 17
  • Full recovery of Mortgage Interest

Record-keeping

To prove that your property meets the occupancy rules, you need to keep accurate records. These should include:

  • all rentals, including dates and names of customers
  • evidence of the availability of the property for rent, such as an online listing or booking system
  • any periods when the property was unavailable for rent, such as maintenance or personal use

Monitoring occupancy

To ensure that you meet the occupancy criteria, it’s important to keep track of your bookings and availability. You can use a booking calendar to monitor the number of days your property is rented out and avoid exceeding the 31-day limit. There are also software programs that can help you manage your bookings and maintain records.

Examples of records

Here are some examples of records you should keep:

  • A record of all bookings, including the dates of arrival and departure, and the names of the customers
  • An availability calendar that shows when the property is available for rent
  • Invoices and receipts for all expenses related to the property, such as maintenance, cleaning, and repairs

Many operators use Channel Managers such as

Airbnb and Vacation Rental Channel Manager Feature – Guesty

or property managers for example

Book Your Stay | Property management — Grandeur Property

Or you could use systems like

Bedful Booking System

These will easily link to modern accounting systems like Accounting Software – Do Beautiful Business | Xero UK

Conclusion

Meeting the HMRC’s furnished holiday let occupancy rules can help you run your holiday let as a profitable and tax-efficient business. By keeping accurate records of your bookings, availability, and expenses, you can ensure that you meet the criteria and take advantage of the tax benefits. With the help of software and a good booking calendar, you can monitor your occupancy and avoid exceeding the 31-day limit.

steve@bicknells.net

How do Trusts work?

sign pen business document

It’s important to understand the most popular types of trust and how they work to protect assets, reduce taxes and manage tax affairs. Here are the top 7 types of trust:

  1. Bare Trusts: These trusts are simple and straightforward. The beneficiary receives the assets of the trust upon reaching legal age or at the discretion of the trustee. The income and gains from the trust are taxable income for the beneficiary.
  2. Interest in Possession Trusts (IIP): The beneficiary has the right to the income generated by the assets of the trust for a set period or for the rest of their life. The trust assets will be passed on to others after the beneficiary’s death.
  3. Discretionary Trusts: The trustee has control over when and how the income or assets of the trust are distributed among the beneficiaries. This provides flexibility if there are uncertain future circumstances or if the beneficiaries are not yet clear.
  4. Accumulation Trusts: Income earned by the trust is reinvested into the trust, rather than distributed to the beneficiaries immediately. This is useful if the trust is designed to support future beneficiaries, such as grandchildren who are still young.
  5. Mixed Trusts: These trusts combine elements of different trust types, suitable for complex estate planning or asset protection.
  6. Settlor-interested Trusts: These trusts come into play if the beneficiary is also the settlor (or creator) of the trust. The tax consequences are different and careful advice is required.
  7. Non-resident Trusts: If the trust is not based in the UK, it won’t be subject to UK inheritance tax regulations, but may be liable to tax in other jurisdictions. This can cause complications for UK residents who set up trusts overseas.

Trust law uses many specific terms which must be understood when dealing with trusts. Some common examples are:

  • Settlor: the person who creates the trust by transferring assets to it.
  • Trustee: the person who holds the property on trust for the benefit of the beneficiaries.
  • Beneficiary: the person who is entitled to use or enjoy the income or assets of the trust.

Trust Taxation

Trustees are responsible for paying tax on income received by accumulation or discretionary trusts. The first £1,000 is taxed at the standard rate.

If the settlor has more than one trust, this £1,000 is divided by the number of trusts they have. However, if the settlor has set up 5 or more trusts, the standard rate band for each trust is £200.

The tax rates are below.

Trust income up to £1,000

Type of incomeTax rate
Dividend-type income8.75%
All other income20%

Trust income over £1,000

Type of incomeTax rate
Dividend-type income39.35%
All other income45%

Dividends

Trustees do not qualify for the dividend allowance. This means trustees pay tax on all dividends depending on the tax band they fall within.

Interest in possession trusts

The trustees are responsible for paying Income Tax at the rates below.

Type of incomeIncome Tax rate
Dividend-type income8.75%
All other income20%

Sometimes the trustees ‘mandate’ income to the beneficiary. This means it goes to them directly instead of being passed through the trustees.

If this happens, the beneficiary needs to include this on their Self Assessment tax return and pay tax on it.

There are changes to the tax of trusts coming in 2024 HMRC Trusts and Estates Newsletter: April 2023 – GOV.UK (www.gov.uk)

Capital Gains Tax

For the 2023 to 2024 tax year, the tax-free allowance for trusts is:

10 Year Charge

There are other charges that can be applied to trusts including the 10 year charge Trusts and Inheritance Tax – GOV.UK (www.gov.uk)

Our Expert

We have our own expert – Claire Forth ACMA CTA – if you need help with Trusts please get in touch

We recommend Bonallack & Bishop Solicitors for the legal work.

steve@bicknells.net

Charity News Update

Download a free copy from our website we have 9 pages of guidance covering

  • The Cost of Living Crisis
  • Charity Law Reform
  • Annual Return Changes
  • Use of Social Media
  • The risk from Cyber Crime
  • Accountancy and Tax update
  • Fundraising update
  • VAT update

Plus lots of other great advice for Charities.

steve@bicknells.net

How and when do you report capital gains tax on residential property disposals?

real estate agent holding a signage

As a property owner in the UK, it is important to understand the capital gains tax (CGT) rules and regulations. CGT is a tax on the profit made when you sell or dispose of an asset, such as a property. In this blog, we will cover the 60-day reporting rule, how to calculate capital gains, how to report capital gains, how to get a reference, and how to appoint an agent.

The 60-day reporting rule

From 27 October 2021 (before that it was 30 days from 6 April 2020) the reporting deadline was re-set at 60 days and requires UK residents to report and pay CGT on the sale of a residential property within 60 days of completion. Failure to report within this timeframe can result in penalties and interest charges. Non-UK residents are also required to report and pay CGT within 60 days of completion, unlike UK residents they need to report under the CGT rules even if they made a loss or had no tax to pay.

Companies are not required to report under the 60 day rules.

The rules apply to:

  • Individuals
  • Trusts
  • Personal Representatives
  • Partnerships
  • LLPs
  • Joint Property Owners
  • Non UK Residents

Calculating capital gains

To calculate your capital gains, you need to subtract the cost of the property from the sale price. The cost of the property includes the purchase price, any fees or expenses incurred during the purchase, and any improvements made to the property. You can also deduct certain expenses, such as estate agent fees and legal fees, from the sale price. Once you have calculated your capital gains, you need to work out how much tax you owe. The amount of tax you pay depends on your income and the amount of capital gains you have made. The current CGT rates for residential property are 18% for basic rate taxpayers and 28% for higher rate taxpayers.

There is an annual exempt amount for individuals

  • 2022/23 £12,300
  • 2023/24 £6,000
  • 2024/25 £3,000

For Trusts the amounts above are halved

If the UK Resident lived in the property they could qualify for Private Residence Relief HS283 Private Residence Relief (2023) – GOV.UK (www.gov.uk)

If there is no gain then UK Residents don’t need to report under the 60 day rules. Non UK Residents need to report even if its a loss.

Reporting capital gains

UK Residents need to use Report and pay your Capital Gains Tax: If you sold a property in the UK on or after 6 April 2020 – GOV.UK (www.gov.uk)

Even if they want an Agent to report for them they at least need to start the process and get an X reference to pass to their Agent/Accountant. The Agent can use the X reference in the Agent Gateway to generate a link for the client to accept to appoint them as Agent.

You only need one X reference/Property Account even if you have multiple property disposals.

The gain also need to be reported on the their Self Assessment Return showing the tax already paid.

Non UK Residents need to use HMRC: Structured Email (tax.service.gov.uk)

Problem Areas

Personal Representatives – Trusts can’t create accounts – the executors register and tick to report for someone else

Estimates – if the estimates are unreasonably low, HMRC will put in their own figures and charge interest

Overpayments – need to go back and change the figures

steve@bicknells.net

What is a Non Dom?

city view at london

Non-Dom status is a term used to describe individuals who are not domiciled in the United Kingdom for tax purposes. This means that they are not considered to be permanent residents of the UK and are therefore not subject to UK tax on their foreign income and gains, unless they choose to be.

The UK residency status test is used to determine an individual’s residency status for tax purposes. The test takes into account a number of factors, including the number of days spent in the UK, the individual’s ties to the UK, and their intentions for the future. If an individual spends more than 183 days in the UK in a tax year, or has significant ties to the UK, they will be considered a UK resident for tax purposes.

You might find this blog helpful Where should you pay tax? (Statutory Residence Test) – Steve J Bicknell Tel 01202 025252

If an individual is a Non-Dom and chooses to be taxed on the remittance basis, they will only be taxed on their UK income and gains, as well as any foreign income and gains that they bring into the UK. This means that they can avoid paying tax on their foreign income and gains that are kept outside of the UK.

However, there is a 7-year charge for Non-Doms who have been resident in the UK for 7 out of the previous 9 tax years. This charge is designed to discourage individuals from using Non-Dom status as a way to avoid paying UK tax on their foreign income and gains. The charge is currently set at £30,000 per year, but may be higher for individuals who have been resident in the UK for longer periods of time.

In conclusion, Non-Dom status can be a useful tool for individuals who have significant foreign income and gains, but it is important to understand the UK residency status test and the potential tax implications of choosing to be taxed on the remittance basis. The 7-year charge for Non-Doms is also an important consideration for those who are considering using Non-Dom status as a way to avoid paying UK tax. It is always advisable to seek professional advice before making any decisions regarding tax planning.

steve@bicknells.net

HMRC and the frustrating saga of MTD ITSA

On the 19th December 2022 HMRC changed their minds yet again!!

In a Gov.uk announcement they said..

Understanding that self-employed individuals and landlords are currently facing a challenging economic environment, and the transition to Making Tax Digital (MTD) for Income Tax Self Assessment (ITSA) represents a significant change to taxpayers and HMRC for how self-employment and property income is reported, the government is giving a longer period to prepare for MTD. The mandatory use of software is therefore being phased in from April 2026, rather than April 2024.

From April 2026, self-employed individuals and landlords with an income of more than £50,000 will be required to keep digital records and provide quarterly updates on their income and expenditure to HMRC through MTD-compatible software. Those with an income of between £30,000 and £50,000 will need to do this from April 2027. Most customers will be able to join voluntarily beforehand meaning they can eliminate common errors and save time managing their tax affairs.

The government has also announced a review into the needs of smaller businesses, and particularly those under the £30,000 income threshold. The review will consider how MTD for ITSA can be shaped to meet the needs of these smaller businesses and the best way for them to fulfil their Income Tax obligations. It will also inform the approach for any further roll out of MTD for ITSA after April 2027.

Mandation of MTD for ITSA will not be extended to general partnerships in 2025 as previously announced. The government remains committed to introducing MTD for ITSA to partnerships in line with its vision set out in the government’s tax administration strategy.

Government announces phased mandation of Making Tax Digital for ITSA – GOV.UK (www.gov.uk)

On the one hand I am sure many Landlords and the Self Employed will have celebrated this news, as in general, they aren’t ready and hate the idea of MTD.

On the other hand software providers and accountants who have spend considerable time and resources planning and getting ready will be disappointed, 2024 was going to be the year they had looked forward to when clients would be mandated to use software, no more January panics and bags of receipts.

What makes this particularly frustrating for everyone is that HMRC have moved the goals and timescale, this has happened at every stage of MTD. HMRC insist it will happen on the dates they set and then as the date gets closer they changes their mind!!

steve@bicknell.net

Residential Property Capital Gains Overpayment Madness

By now I am sure you are familiar with the rules

From 27 October 2021, you must report and pay within 60 days of completion of conveyance.

For example, if you complete the disposal on 1 November you must report and pay your Capital Gains Tax by 31 December.

If the completion date was between 6 April 2020 and 26 October 2021 you must report and pay within 30 days of completion of conveyance.

You may have to pay interest and a penalty if you do not report and pay on time.

Tell HMRC about Capital Gains Tax on UK property or land if you’re not a UK resident – GOV.UK (www.gov.uk)

You report the gains using this link Report and pay your Capital Gains Tax: If you have other capital gains to report – GOV.UK (www.gov.uk)

If you need a tax agent to help you you have to start the process get and X reference, give that to you tax agent/accountant, they then sent the client a link to become their agent.

You also have to report the information again on your self assessment return.

What happens if you over pay the CGT?

You would think that doing the self assessment would generate a refund, but thats not the case, very frustrating!

The only way to recover or offset the overpaid CGT is to follow a new workaround shared by HMRC at the end of June.

The workaround suggests either:

(a) amending the UK Property Return before submitting the self-assessment return for the year to recover the overpayment that way; or

(b) submitting the self-assessment return and then calling HMRC to ask for a manual transfer to be made of the payments showing on the property account against the self-assessment account so it can then be offset against the total self-assessment bill.

Offsetting overpaid CGT against income tax | ICAEW

CGT Overpayment – Refund request – Community Forum – GOV.UK (hmrc.gov.uk)

CG10450 – Overpayment relief – HMRC internal manual – GOV.UK (www.gov.uk)

steve@bicknells.net