How to Gift Property to (UK) Family Members Feat image

How to Gift Property to (UK) Family Members

Giving a property to a family member can be a generous and thoughtful gesture, but it’s important to understand the legal process and implications involved. In the UK, there are various ways to transfer ownership of a property to a family member, each with its own tax and legal considerations. Whether you’re considering gifting your home to your children or transferring ownership of a rental property to a sibling, it’s crucial to seek professional advice and understand the potential consequences. In this blog post, we’ll explore the different options for transferring/gifting property in the UK and what you need to know before making any decisions.

How Can I Transfer Property to a Family Member?

There are several ways to transfer ownership of a property to a family member in the UK. The most common methods include gifting the property or selling it at a reduced price. The right option for you will depend on your personal circumstances and goals.

Gifting Property

Gifting property involves transferring ownership without receiving any payment in return. This method is often used when parents want to give their home to their children, for example. However, there are some important tax issues to consider when gifting a property, including inheritance tax & capital-gains tax. It’s essential to seek specialist legal advice before making any decisions.

There are several ways to transfer property ownership, including:

  • Leave it in your will
  • Put it in a revocable trust
  • Gift it today
  • Put it in an irrevocable trust

Selling Property

Another option is to sell the property at a reduced price, also known as a discounted sale or gift with reservation of benefit. This method allows the owner to stay in the property while transferring ownership to their family member at a lower price than market value. However, this approach can have complex tax consequences and may not be suitable for everyone.

Which? what a great guide on 2023 CGT annual exemption here

Other Methods

Other methods of transferring property include setting up a trust or using a deed of variation after someone has passed away. Each option has its own benefits and drawbacks and requires careful consideration before proceeding.

In summary: There are various ways to transfer ownership of a property to a family member in the UK, each with its own legal and tax considerations. Seeking professional advice can help you determine which approach is best suited for your specific situation.

How Long Can the Transfer Ownership Take?

The timeline for transferring property ownership varies depending on several factors. In general, the process can take anywhere from a few weeks to several months. Here are some of the factors that can impact the speed of the process:

Method of Transfer

The method used to transfer ownership can affect how long it takes to complete the transaction. For example, gifting a property may take less time than selling it at a reduced price because there are typically fewer legal and financial steps involved.

Type of Property

The type of property being transferred can also impact how long it takes. For instance, transferring ownership of a flat or apartment in a leasehold building may require additional paperwork and approvals from other parties involved in the building management.

Legal and Financial Factors

Various legal and financial factors can also influence the timeline for transferring property ownership. These include obtaining necessary documents such as title deeds and mortgage statements, conducting property surveys, arranging financing, paying taxes and fees, and ensuring all parties involved have signed relevant documents.

Other Considerations

Other considerations that can impact how long it takes to transfer ownership include delays caused by third-party services such as solicitors or surveyors, disputes between parties over details such as pricing or conditions of sale, or unforeseen issues such as probate if someone has passed away

Property Gift: Requirements and things to know

gifted houseWhen you are giving the gift of property, there are certain requirements that must be met, such as identifying the property being transferred and stating the full name and address of the family member receiving it. It’s also important to consider any tax requirements and risks involved. Understanding the legal requirements and any potential pitfalls will ensure success.

Legal Requirements

To gift property, there are several legal steps that must be taken. These include:

  • A written agreement: A formal legal document (agreement) must be drawn up that outlines the transfer of ownership from one party to another.
  • Deed of Gift: This is a legal document that transfers ownership of the property from the donor (giver) to the donee (recipient).
  • Valuation: The property will need to be valued by an independent valuer or surveyor in order for any tax requirements to be assessed.
  • Stamp Duty Land Tax (SDLT): Depending on the value of the property, stamp duty may need to be paid by either the donor or donee.

Note: Changes to the property needs to be completed by the Land Registry’s proprietorship register which is the current owner.

Potential Pitfalls

While giving away a property can seem like a straightforward process, there are several potential pitfalls that should be considered beforehand. These include:

  • Inheritance Tax (IHT): If the donor does not survive seven years after gifting the property, you may still ned to pay inheritance tax.
  • Capital Gains Tax (CGT): If the gifted property has increased in value since it was originally purchased by the donor, you’ll be liable to pay capital gains tax
  • Relationship breakdowns: Property gifting can cause problems if relationships between family members break down in future. It’s important to have open conversations and ensure everyone understands their responsibilities and rights.
  • Impact on eligibility for government benefits: If the receiver of gifted property is receiving government benefits, the gift could impact their eligibility for benefits. This is because gifts above a certain value can be considered “countable assets” that may disqualify someone from receiving benfits.
  • Mortgage: The property will either need to have its mortgage paid off or you’ll need to ensureand mortgage repayments are met and correct. As well as this you’ll need to check with the mortgage lender to ensure everything is as it should be.

Other Considerations

There can also be other potential risks involved in gifts to your children as well. For example:

  • If your child gets divorced or goes bankrupt after receiving gifted property from you, their spouse or creditors may be able to claim a portion of that property.
  • If you gift a rental property to your child and they don’t manage it properly, you could be held liable for any damages caused by their negligence.
  • If you gift a primary residence to your child and they decide to sell it later on without living in it for at least two years first, they may owe capital gains taxes on any profit made from the sale.

Seeking Professional Advice

Given the complexity of the process, it’s highly recommended that professional advice is sought before proceeding. This could include consulting with solicitors or tax advisors who can help navigate any legal or financial issues.

In summary: Gifting any housing can bring joy and happiness for both parties involved as well as peace of mind but it requires careful consideration of potential pitfalls and you should seek professional advice before proceeding as well as ensuring that you discuss your plans with family to avoid confrontation on the results.

hands holding a house

Transferring equity

Transferring equity in a property means that you’re giving someone else a percentage of ownership in the property. This can be done for several reasons, such as to share the financial burden of homeownership or to transfer ownership to a family member. This can be done through various methods, such as adding someone as a joint owner or creating a trust. In this section, we’ll explain how to transfer equity in a property and discuss the benefits and risks involved.

How to Transfer Property Equity

When you are transferring any equity in a property it will typically involves drafting a legal agreement that outlines the terms of the transfer. This agreement should include details such as:

  • The percentage of ownership being transferred
  • The rights and responsibilities of each party
  • Any financial arrangements, such as how expenses will be shared or how profits from a sale will be divided

Once the agreement is drafted, it should be signed by all parties involved and recorded with the local land registry office.

Benefits of Equity Transfer

Transfer of equity can have several benefits, including:

  • Sharing financial responsibility: If you’re struggling to pay your mortgage on your own, transferring equity to someone else can help share the financial burden. Great to help with e.g. retirement.
  • Gifting a share of property: Transferring equity can be an alternative way to gift part ownership of your property to family members without actually gifting them the entire property.
  • Building wealth: If you transfer equity to someone who contributes financially towards paying off the mortgage, both parties will build up their share of equity over time.

Risks of Transferring Equity

There are also some risks associated with transferring equity in a property, including:

  • Loss of control: When you transfer ownership of part of your property, you lose some control over it. You may need permission from the other owner(s) before making changes or selling the property.
  • Liability: If one owner fails to pay their share of expenses or damages the property, all owners could be held liable for those costs.
  • Tax implications: Depending on how much equity is transferred and whether money exchanges hands during the transaction, there may be tax issues that need to be considered.

It’s important to weigh these risks against any potential benefits before deciding whether or not to transfer equity in a property. You’ll also want to look into a TR1 form which is when you’ll want to transfer part of a property ownership.

What Is the Legal Process to Gift Property to Your Family?

It’s important to follow the proper legal steps to ensure that the transfer is valid and legally binding. In this section, we’ll detail the legal process involved in process, including the role of conveyancing solicitors and the Land Registry.

Step 1: Consult with a Conveyancing Solicitor

The first step in gifting property is to consult with a conveyancing solicitor who specializes in property law. They will be able to advise you on the legal requirements for transferring ownership of your property, including any tax requirments or potential risks. You’ll also need to do this in a timely manner as the gift will need to be 7 (or more) years before the time of death to avoid any inheritance tax.

Step 2: Draft a Deed of Gift

Once you’ve consulted with a conveyancing solicitor, you’ll need to draft a deed of gift. This is a legal document that transfers ownership of your property from you to your chosen recipient(s). The deed should include details such as:

  • The names and addresses of all parties involved
  • The value of the gift
  • Any conditions attached to the gift (such as restrictions on how the property can be used)

Step 3: Sign and Register the Deed

Once the deed of gift has been drafted, it should be signed by both parties (you and your chosen recipient(s)). It’s important that both parties sign in front of independent witnesses who can verify their signatures.

After signing, the deed should be registered with the Land Registry. This ensures that there is an official record of the transfer and helps prevent disputes over ownership in future.

Step 4: Pay any Applicable Taxes

Depending on how much your property is worth and whether any money changed hands during the transfer, there may be taxes that need to be paid. For example, if your property is worth more than £325,000 (the current inheritance tax threshold in 2023), there may be inheritance tax due on the transfer.

Your conveyancing solicitor can advise you on any applicable taxes and help ensure that they are paid correctly.

Gifting property requires careful consideration and planning. By following these legal steps, you can ensure that your gift is valid and legally binding. Remember to consult with a conveyancing solicitor throughout the process to ensure that all legal requirements are met. By gifting your property you can reduce or remove inheritance tax on the property but this required you to set the gifting before the tax is triggered.

Gifting a Property to a Child

There are several unique considerations involved in gifting property to a child, including their age and financial responsibility. In this section, we’ll explain how to gift a property to a child and what you need to consider.

Age Considerations

If you’re considering gifting a property to a minor child (under 18 years old), there are some additional considerations. Minors cannot legally own land or sign contracts, so you will need to set up a trust or appoint trustees who will hold the land until your child reaches adulthood.

It’s also important to consider whether your child is mature enough and financially responsible enough for such an investment. Owning a home comes with many responsibilities, including paying for maintenance costs and mortgage payments.

Financial Responsibility

gifted houseEven if your child is an adult, it’s important to consider their financial responsibility when gifting them a property. If they are not financially stable enough to afford mortgage payments or upkeep costs, they may struggle with homeownership.

One option is for you as the parent to retain ownership of the property but allow your child to live in it rent-free until they can afford mortgage payments themselves. Alternatively, you could gift them only partial ownership of the property until they can demonstrate financial stability.

Who Files the Land Registry Change of Ownership Form?

When ownership of a property changes, it’s important to file a change of ownership form with the Land Registry. This process ensures that the new owner is properly recorded as the legal owner of the property. But who is responsible for filing this form? In this section, we’ll detail the process of filing a Land Registry change of ownership form and who is responsible for doing so.

Filing a Land Registry Change of Ownership Form

signTo file a change of ownership form with the Land Registry, you will need to complete an AP1 form. This form requires information about both the old and new owners, including their names and addresses.

You will also need to provide evidence that you are authorized to make changes to the property’s ownership. This could include a sale agreement or other legal documentation that proves you have the right to transfer ownership.

Once you have completed the AP1 form and gathered all necessary documentation, you can submit it to the Land Registry for processing. The fee for submitting an AP1 form varies depending on whether it is submitted by post or electronically.

Who Is Responsible for Filing?

In most cases, it is the responsibility of the buyer or their solicitor to file a change of ownership form with the Land Registry. However, there are some situations where this responsibility may fall on someone else:

  • If there is no solicitor involved in the transaction, it becomes the buyer’s responsibility to file.
  • If there is an existing mortgage on the property being transferred, then either party (buyer or seller) can submit an AP1 form; however it’s usually done by buyer’s conveyancing solicitor.
  • In some cases, such as when transferring property between family members or after death, it may be necessary for someone other than either party (such as an executor) to file.

It’s important to note that failure to file a change of ownership form with the Land Registry can result in legal issues down the line. Therefore, it’s essential that whoever has been given responsibility for filing does so promptly and correctly.

Is Gifting My House to a Family Member the Right Choice for Me?

Gifted houseGifting your house may not always be the best choice for everyone. It’s important to consider your individual circumstances. It can be a great way to help a family member get onto the property ladder.

it’s important to carefully consider both the pros and cons before making such a significant investment. In this section, we’ll discuss the advantages and disadvantages of gifting property to a family member and how to determine if it’s the best choice for your situation.



  • Financial Assistance: Gifting a home can be an excellent way to provide financial assistance to any family who may not otherwise be able to afford homeownership.
  • Tax Benefits: Depending on your individual circumstances, there may be tax benefits associated with any gifting.
  • Emotional Satisfaction: For some people, gifting property can provide emotional satisfaction knowing that they are able to help their loved ones achieve their dreams.


  • Legal Implications: There are several legal implications involved in gifting property, including drafting a deed of gift and registering it with the Land Registry. It’s important to consult with a conveyancing solicitor who specializes in property law to ensure that all legal requirements are met.
  • Tax Ramifications: Depending on the value of the property being gifted and whether any money changed hands during the transfer, there may be taxes that need to be paid. Consulting with a tax specialist can help ensure that all applicable taxes are paid correctly.
  • Loss of Asset: Once you gift your house away, you no longer own it. This means you won’t have control over what happens with it in the future.

How To Determine If It’s The Best Choice For You

Before deciding whether or not gifting your house is right for you, there are several factors you should consider:

  • Your own financial stability
  • Your relationship with the recipient
  • The recipient’s financial stability
  • Potential tax issues
  • Legal Requirements

It’s important to weigh both the pros and cons carefully before making such an important decision. Consulting with professionals such as conveyancing solicitors and tax specialists can also help ensure that you make an informed decision.

Tax Implications of Gifting Property in Different Scenarios

house giftGifting housing can have tax implications depending on the nature of the gift and the relationship between the giver and receiver. Here are some examples of tax implications for gifting in different scenarios:

Gifting to a spouse or civil partner

If you gift property to your spouse or civil partner, there are no inheritance tax implications. In addition, there is no need to pay capital gains payable on gifts between spouses or civil partners, as long as both parties are living together.

However, if you later sell the property, CGT may become applicable if it has increased in value since it was gifted. This could result in a significant tax bill if the property has appreciated significantly.

Gifting to a child

If you gift property to your child, inheritance tax may be applicable if you die within seven years of making the gift. The amount of inheritance tax payable depends on the value of the gift and your total estate value at death.

In addition, CGT may be payable if you sell the property after gifting it to your child. If the value of the property has increased since it was gifted, CGT will be calculated based on this increase in value rather than its original purchase price.

Gifting to someone else

If you gift property to someone who is not your spouse, civil partner or child, inheritance tax may be applicable if you die within seven years of making the gift. The amount of inheritance tax payable depends on the value of the gift and your total estate at death.

In addition, CGT may also be payable if you sell the property after gifting it. Similar to gifting to a child scenario mentioned above, CGT will be calculated based on any increase in value since it was gifted.

It’s important to note that these are general guidelines and that specific rules around taxation vary depending on where you live. It’s recommended that anyone considering gifting property consults with a financial advisor or solicitor before making any major financial decisions.

How to Avoid Capital Gains Tax on Gifted Property

If you’re considering gifting property to family member (UK) you may be wondering how to avoid CGT. Here are some strategies for minimizing or avoiding this tax.

Annual Exemption

Every individual has an annual exemption for capital gains tax. This means that if the gain on the gifted property is less than this amount, no capital gains tax will be payable.

Principal Private Residence Relief

If the gifted property was your main residence at some point during your ownership, you may be eligible for principal private residence relief. This relief exempts any gain made on the sale of a main residence from capital gains tax.

To qualify for this relief, you must have lived in the property as your main residence for some period of time. The length of time required varies depending on certain factors such as whether you owned any other properties during that time.

Other Tax-Saving Measures

Other ways to minimize or avoid capital gains tax include:

  • Transferring ownership over time: If you gift portions of the property over several years, you can take advantage of multiple annual exemptions and reduce overall taxable gain.
  • Using a trust: Placing the property into a trust can provide some protection against capital gains tax.
  • Seeking professional advice: A qualified tax expert or accountant can help you navigate complex rules and regulations surrounding capital gains tax and ensure you’re taking advantage of all available exemptions and reliefs. Getting good tax advice is essential.

Gifting a property to a family member can trigger capital gains tax if not done carefully. By utilizing annual exemptions, principal private residence relief, trusts, and seeking professional advice, it’s possible to minimize or avoid this tax altogether.


Transferring ownership of a property to a family member while retaining occupancy requires careful consideration of various options such as lifetime tenancies, co-ownership arrangements, or shared occupancy agreements. Seeking legal and financial advice is essential for ensuring a smooth transfer process with minimal complications.


You should seek independent legal advice, the above is not any form of legal advice. You should only look to make any changes to a property of your own free will.

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About the author

Starting his career in Estate Agency, Jeff quickly moved up the ranks to manage his own office for Halifax Property Services. Co-founding Speed Property Buyers in 2008, he has applied this knowledge and overseen rapid expansion of the business.