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Buy-to-let gets squeezed

Archive for July, 2015

Buy-to-let gets squeezed

Wednesday, July 29th, 2015

The Summer Budget contained two important changes to buy-to-let taxation. 

In the run up to the July Budget there were a number of stories in the press about the generosity of the tax treatment enjoyed by buy-to-let landlords. Whether or not these were planted by the Treasury, it is probably no coincidence that Mr Osborne chose to turn to the sector to raise some additional revenues.

One of the key attractions of investing in property as opposed to other assets is that the interest on borrowings to buy property is tax-relievable against the income generated.  At current interest rates and yields, this has encouraged landlords to borrow as much as possible, thereby increasing the size of their portfolio and/or reducing their tax bill. Mr Osborne has now sounded a death knell for this technique by announcing that over the four years from April 2017, for individual investors, he will phase in a reduction in the rate of tax relief on interest to basic rate.  For higher and additional rate taxpayers this could significantly increase their tax bill on buy-to-let investments – currently interest often offsets a large part of the rental income.

The other change for buy-to-let – from 2016/17 onwards – will be the replacement of the 10% wear and tear allowance for furnished lettings with a new relief that allows the actual costs of replacing furnishings to be deducted. In practice this relief will be worth less than the current allowance and will mean that the landlord has to incur real pounds and pence expenditure to claim it.

If you have been considering buy-to-let, these changes mean you should review whether it is still the most appropriate form of investment, particularly when the other changes to savings taxation are taken into account.

The value of investments can go down as well as up and you may not get back the full amount you invested. Past performance is not a reliable indicator of future performance. The value of tax reliefs depends on your individual circumstances. Tax laws can change. The Financial Conduct Authority does not regulate tax advice.

Dividends and tax – a Summer Budget surprise

Wednesday, July 22nd, 2015

One of the surprises of the Summer Budget was announcement of new tax rules for dividends from April 2016.

Dividend taxation has long been one of the more arcane parts of the UK’s complex tax regime. For many years dividends have had their own tax rates and a 10% tax credit that has not been reclaimable by tax-exempt investors. Mr Osborne announced a new regime on 8 July, to begin from 2016/17:

  • The 10% dividend tax credit will be abolished, so that the dividend you receive will be the taxable amount, with no ‘grossing up’ adjustment necessary.
  • There will be a new annual dividend allowance of £5,000. Dividends up to this limit will attract no personal tax. The dividend allowance is worth virtually nothing to basic rate taxpayers, but could save an additional rate taxpayer over £1,500.
  • For dividends above the new allowance, the tax rate payable will increase by 7.5% of the dividend, meaning that if you are:
    • A basic rate taxpayer, you will pay 7.5% instead of 0%;
    • A higher rate taxpayer, you will pay 32.5% instead of 25%; and
    • An additional rate taxpayer, you will pay 38.1% instead of 30.6%.

The surprising result of these proposals is that while basic rate taxpayers will pay more tax if they receive dividends above £5,000, additional rate taxpayers will have to receive over £25,370 of dividends before they are worse off. These changes could mean that you need to review your investments, the wrappers in which they are held and their ownership. For example, the reforms suggest that a married couple should share their dividend income up to a total of £10,000 to maximise the benefit of the new allowance.

The value of your investment can go down as well as up and you may not get back the full amount you invested. Past performance is not a reliable indicator of future performance. Investing in shares should be regarded as a long-term investment and should fit in with your overall attitude to risk and financial circumstances. The value of tax reliefs depends on your individual circumstances. Tax laws can change. The Financial Conduct Authority does not regulate tax advice.

The investment process: science, not art

Wednesday, July 15th, 2015

Do you understand the way in which an investment portfolio is designed? If not, read on…

There are typically six stages before your investment portfolio can be created:

1) Risk profiling: All investment involves risk and understanding your risk profile is a key starting point.

2) Goal setting: Investment is ultimately a means to an end. There is always a reason – and often more than one – for investing.

3) Asset allocation: This stage sets the appropriate broad types of investment and within each category the individual sectors.

4) Fund selection: Once the high level choices are made, the next decision is which funds to use in each chosen sector.

5) Tax considerations: Tax should never dictate investment, but it can determine how and where investments are held – the so-called investment wrappers.

6) Platform selection: The final part of the process before implementation is the selection of a platform through which to make the investment.

Please get in touch with us if you need more information about investment platforms.

The value of your investment can go down as well as up and you may not get back the full amount you invested. Past performance is not a reliable indicator of future performance. Investing in shares should be regarded as a long-term investment and should fit in with your overall attitude to risk and financial circumstances. The value of tax reliefs depends on your individual circumstances. Tax laws can change. The Financial Conduct Authority does not regulate tax advice.

The £1,000,000 inheritance tax exemption

Wednesday, July 15th, 2015

Mr Osborne has made good his manifesto commitment to ease the burden of inheritance tax, but his approach is not simple. We take a closer look.

One of the surprises in the Conservative manifesto was the proposal to create a new transferable main residence band of £175,000 per person for inheritance tax (IHT). The idea was criticised by many, including the Institute for Fiscal Studies which said “it would have been much simpler and arguably fairer” to just increase the nil rate band to £500,000. In a leaked paper published by The Guardian, even the Treasury, said that “there are not strong economic arguments for introducing an inheritance tax exemption specifically related to main residences”.

Nevertheless the Chancellor has gone ahead with the plan, but it is rather more complicated than the manifesto suggested:

  • The initial band will be £100,000 in 2017/18, rising by £25,000 a year until it reaches £175,000 in 2020/21. It will then increase in line with CPI from 2021/22 onwards.
  • The band will generally only apply to gifts of main residences (not second homes) to direct descendants.
  • The transferability is only between spouses and civil partners – as applies to the existing nil rate band.
  • A taper will apply to the allowance for estates valued at over £2m: the allowance will drop by £1 for each £2 over this threshold.
  • There will be special provisions for those who downsize or cease to own a home on or after 8 July 2015.
  • The legislation introducing the new band will extend the current IHT nil rate band freeze until the end of 2020/21.

The leaked Treasury paper estimated that the measure would still leave 6% of estates liable to IHT by 2020, so you cannot forget the tax completely. To discuss what impact the measures will have on your long term estate planning and what actions you should consider, please contact us.

The value of tax reliefs depends on your individual circumstances. Tax laws can change. The Financial Conduct Authority does not regulate tax advice.

More SMEs planning higher pension contributions

Tuesday, July 14th, 2015

The number of small firms planning to contribute more than the legislative minimum to their employees’ pensions has doubled in a year.

According to research by NOW: Pensions, 30% of the 400 SMEs surveyed plan to contribute more than the legislative minimum when they enroll their employees into a workplace pension. This compares to 17% of SMEs surveyed last year. Within that, 17% say they plan to pay more from the outset and 13% say they will pay the minimum initially and increase contributions over time. This is an improvement on 2014 when 8% of SMEs surveyed said they intended to pay more than the minimum with a further 9% stating they will pay the minimum initially with a view to increasing contributions over time.

In addition, over half of those who intend to pay more than the minimum say believe it will help with the recruitment and retention of employees. One in two hope that by contributing more, their employees will be encouraged to do the same.

The value of your investment can go down as well as up and you may not get back the full amount you invested. The value of tax reliefs depends on your individual circumstances. Tax laws can change.

Emergency Budget Summary

Thursday, July 9th, 2015

The Chancellor promised a radical Budget and we got one. But will it radically change the advice our clients need? The following summarises the changes likely to be of most interest to our clients:

Pension Annual Allowance cut for high earners from 2016 – get it while you can

Those with ‘adjusted income’ over £150k will have their Annual Allowance (AA) cut from the 2016/17 tax year, creating a ‘get it while you can’ pension funding window this tax year.

The standard £40k AA will be cut by £1 for every £2 of ‘adjusted income’ over £150k in a tax year. The maximum AA reduction is £30k, giving those with income of £210k or above a £10k AA. Carry forward of unused AA will still be available, but only the balance of the reduced AA can be carried forward from any year where a reduced AA applied.

The ‘adjusted income’ the £150k test is based on is broadly the total of:

  • the individual’s income (without deducting their own pension contributions); plus
  • the value of any employer pension contributions made for them.

The reduced AA won’t however apply where an individual’s net income for the tax year plus the value of any income given up for an employer pension contribution via a salary sacrifice arrangement entered into after 8 July 2015, is £110k or less.

More changes to come? The Government has kicked off a fundamental review of the pension tax framework to ensure it remains fit for purpose, and sustainable, for a changing society. In a consultation launched today, HM Treasury is seeking views on a range of very open questions around what changes (if any) would simplify pensions and increase engagement.

Other pension news

  • Lifetime allowance: The proposed reduction in the Lifetime Allowance from £1.25M to £1M will go ahead as planned from the 2016/17 tax year. It will be indexed in line with CPI from 2018/19. Details are awaited of a new transitional protection option for those with existing pension savings already over £1M who would otherwise face a retrospective tax hit.
  • Death tax: As promised as part of the ‘freedom and choice’ reforms, all pension lump sum death benefits paid after 5 April 2016 in relation to a death at age 75 or above will be taxed as the recipient’s income (removing the flat 45% tax that applies in the 2015/16 tax year).
  • Salary sacrifice: Despite wide pre-Budget rumours, there are no changes to salary sacrifice rules. The Government will, however, be monitoring the growth of such schemes and their impact on tax take.
  • Transfers: To improve consumer access to ‘freedom and choice’, the Government will consult about how to improve the pension transfer process and, potentially, cap charges for over 55s.
  • Annuities: The ability for pensioners to sell their annuities will be delayed until 2017. This allows more time to ensure the related consumer safeguards are in place. More details will be announced in the autumn.

Individual tax allowances

Both the personal allowance and higher rate income tax thresholds will increase over the next two years as follows:

2016/17:

  • Personal Allowance increases to £11,000;
  • Higher rate threshold increases to £43,000.

A basic rate taxpayer will be better off by £80. Higher rate taxpayers will be better off by £203.

2017/18:

  • Personal Allowance increases to £11,200;
  • Higher rate threshold increases to £43,600.

A basic rate taxpayer will be better off by a further £40, and higher rate taxpayers by £160.

These increases are on the way to meeting government pledges to raise the personal allowance to £12,500 and the higher rate threshold to £50,000 during this Parliament.

New dividend allowance

The system of dividend tax credits will be abolished from April 2016. It will be replaced by a new tax free dividend allowance of £5,000. Dividends in excess of this allowance will be taxed at the following rates, depending on which tax band they fall in:

  • Basic rate – 7.5%;
  • Higher rate – 32.5%;
  • Additional rate – 38.1%.

This means that from April 2016, a basic rate taxpayer could have tax free income of up to £17,000 pa when added to the personal allowance of £11,000 and the new ‘personal savings allowance’ announced in the Spring Budget of £1,000. Higher rate taxpayers could have up to £16,500 (as the personal savings allowance is restricted to £500 for these individuals).

Certain individuals may also have savings income falling into the £5,000 savings rate ‘band’, currently taxed at 0%. There is no mention of any change to this band, in which case certain individuals may have tax free income of up to £22,000, depending on the sources of their income.

Making full use of these new allowances can make savings last longer in retirement and potentially leave a larger legacy for loved ones. And strengthens the case for holistic multiple wrapper retirement income planning.

Inheritance Tax: family home nil rate band – but not yet

The Government will introduce a new IHT nil rate band of up to £175,000 where the family home is passed to children or grandchildren. This is in addition to the current nil rate band of £325,000 which has been frozen since 2009 and will remain frozen for the next 5 tax years, until the end of 2020/21.

Who will benefit
The extra nil rate band will be fully available to anyone who:

  • passes the family home to their children or grandchildren on death; or
  • or had a family home, then downsized (passing on assets of equivalent value to children/grandchildren); and
  • has an estate below £2M.

However, the full £175,000 won’t be available until 2020/21. The allowance will first become available in 2017/18 at £100,000 and increase to £125,000 in 2018/19, £150,000 in 2019/20 and £175,000 in 2020/21. It will then increase in line with the Consumer Price Index (CPI).

Like the existing nil rate band the new property nil rate band can be transferred between spouses or civil partners. This means a married couple could pass £1M in 2020/21 to their children tax free on death provided the family home is worth at least £350,000, saving £140,000 in IHT.

Who may miss out
But not everyone will benefit from the additional IHT free allowance. Anyone with a net estate over £2M will begin to see their property nil rate band reduced until it is completely lost once the estate is over £2.2m (2017/18) £2.25m (2018/19), £2.3m (2019/20) or £2.35m (2020/21).

It will only apply to transfers to children and grandchildren. Meaning those without children will miss out. And it is not possible to use the exemption for lifetime transfers which may discourage some clients from passing on their wealth during their lifetime.

Clients who could benefit from the property nil rate band may need to revisit their existing wills to ensure they continue to reflect their wishes and remain as tax efficient as possible.

ISA changes

Replacing withdrawals
The proposed changes to ISA, allowing savers to dip into the savings and replace them without it affecting their annual subscription limits, will go ahead from 6 April 2016.

The new contributions would have to be paid within the same tax year as the withdrawal for it not to be counted. These new flexible funding rules will only apply to cash ISAs and any cash element within a stocks and shares ISA. However, it is now possible to move ISA holdings between cash and stocks and shares without restriction, so clients in stocks and shares will be able to benefit provided they move into cash first.

Buy To Let landlords – restriction on interest relief from April 2017

Under current legislation, individuals who use debt to finance the acquisition of residential buy to let properties can claim a tax deduction for finance costs incurred in servicing that debt.

From April 2017, tax relief for interest and finance costs will be restricted for residential buy to let individual landlords. The changes will not affect qualifying furnished holiday lets. The restrictions will be phased in over four years, resulting in tax relief only being available for finance costs at the basic rate of income tax (currently 20%) from April 2020. The restrictions will be phased in as set out below:

Tax Year % Fully Deductible Finance cost % Restricted to Basic rate of tax
2017/18 75 25
2018/19 50 50
2019/20 25 75
2020/21 0 100

With thanks to Standard Life technical department for some of the background. The value of tax reliefs depends on your individual circumstances. Tax law can change. The Financial Conduct Authority does not regulate tax advice.

Allowances stuck in a time warp

Wednesday, July 8th, 2015

Back in 1975, the Bay City Rollers had a number one hit with Bye Bye Baby, and West Ham won the FA cup. That was also the year when the limit of £5,000 was set for gifts to children on their marriage that were exempt from inheritance tax. The amount has stayed the same ever since but if it had been increased in line with inflation, says the Sunday Times, it would now be £37,500, which would actually provide a useful contribution to the start of married life. Other allowances that have stayed frozen include the tax-free redundancy limit at £30,000 (1988 – should now be £71,800) and the annual gift allowance for inheritance tax at £3,000 per year (1981 – should now be £10,000).

Previous campaigns for increases in these allowances have fallen on deaf ears in the Treasury and we do not expect Mr Osborne to be any more generous than his predecessors.

Cash compensation limit to be cut to £75,000

Tuesday, July 7th, 2015

The Financial Services Compensation Scheme will cut the cash compensation limit from £85,000 to £75,000 from 1 January 2016.

From 1 January 2016, the Financial Services Compensation Scheme (FSCS) will reduce the compensation limit for savers from £85,000 to £75,000.

Currently, anyone with savings up to £85,000 (or up to £170,000 for joint accounts) in a bank or building society would be covered for this amount if the institution goes bust.

The limit is set by the European Union Deposit Guarantee Schemes Directive that fixes the level of protection across Europe at €100,000 or its equivalent. When the level was agreed in 2010, that figure translated into £85,000. But the FSCS said that due to the value of the euro falling against the pound, the limit is being set based on the exchange rates applying on 3 July.

Mark Neale, chief executive of FSCS, said: “The countdown to a new FSCS savings limit is under way. Until December 31 2015 people are protected up to £85,000. People have six months to get ready for the change, if necessary. What won’t change is the service FSCS provides to the people using banks, building societies and credit unions. We will continue to be there for them.”

He added: “The new £75,000 limit will protect more than 95pc of all consumers.” Ninety-eight per cent of the British population were covered by the £85,000 compensation safety net.

Importantly, investors should be aware of their position in regard to what would or would not be covered. Note that in the situation where a bank shares a banking license with other banks, savings which are split between the various banks which share the same license will only usually be covered if the total amount does not exceed the current limit of £85,000.

Clients should consider their overall position in terms of whether to potentially move savings between different account providers or consider alternative savings and investment vehicles.

The value of your investment can go down as well as up and you may not get back the full amount you invested. Past performance is not a reliable indicator of future performance. Investing in shares should be regarded as a long-term investment and should fit in with your overall attitude to risk and financial circumstances.