Gatehouse estates

Stamp Duty – Good For First Time Buyers?

The Autumn budget took place at the end of November 2017 and whilst many may think that we should have written this blog at the time but we wanted to see if the changes to the stamp duty have affected the market in the first few weeks since the announcement.

The property market is forever evolving and it can also have some seasonal trends too. So it is very difficult to gauge at this stage how the recent lift on stamp duty will affect the market.

This also got us thinking about how seasonal trends affect our industry and whether now is the right time to be selling your property. Traditionally, the December period is quieter for estate agents. People tend to have other things on the mind as they make a mad dash to be prepared for the big day! However, this is also a time when people are not working as much so this then means that people will be thinking of planning ahead for the New Year. We here it a lot in our line of business where people generally say, “we’ll wait until after Christmas and we’ll look to move next year now”.

A Fresh Hope For FTB’s

Whilst the stamp duty ‘lift’ has given fresh hope to first time buyers, there are many other factors that FTB’s need to consider. The saving of a few thousand pounds sounds like a lot but it actually only works out to be a small percentage of what they need to find to be able to obtain a mortgages.

Days of the 100% (or even 110%) mortgage are well and truly behind us so lenders still require a deposit. If the average FTB property is priced around £150,000 – you will still need to find at least £10,000, sometimes as much as £15,000 for a deposit.

Looking at the maths on this, the question that FTB should be asking is; do I have this in savings to start this process. The ‘Bank of Mum and Dad’ is a popular talking point as well because we are finding that many parents are gifting their children a deposit to buy. This sounds great doesn’t it?! But, the mortgage lender still has a criterion that any borrower must meet in order for them to approve the loan. (i.e. earnings, existing outgoings, credit rating etc).

Buying a property is more complicated that it used to be and, so it should be because mortgage lenders have a responsibility (in our opinion) to ensure that affordability is at the top of the agenda.

Stock Levels Are Lower Today

Hypothetically speaking, if a FTB is in a position (with deposit and a mortgage in principle from the lender) then they are ready to buy. To buy what?

Over the last 5-10 years we have seen more and more investment buyers ‘snapping up’ the stereotypical FTB home. Why? Property can be seen to be a good investment and since the credit crunch, savings and ISA’s appear to have dropped down the popularity list for those investing. If you are able to get a rental return of 5% (rental yield) then this is a much better investment. Don’t forget that with house prices increasing, the property becomes an even bigger asset.

This leaves first time buyers scrapping to find the perfect home and certainly in competition with many who are looking to expand their rental portfolios. Some may say that estate agents do not mind who buys a property – well, in our case, we feel that more starter homes are required.

Here lies the next problem….. Developers are having to pay premium prices for land so therefore they need to maximise every square foot they can. This means that less starter homes are being built and those properties that are being built are out of reach for your stereotypical first time buyer.

Back To Stamp Duty!

The easiest way to explain the change to the recent stamp duty levels is the follows:
Stamp duty has been abolished for first time buyers who are purchasing a property up to the value of £300,000. Stamp duty starts at £125,000 unless you are buying a second home so a first time buyer buying a two bedroom at £160,000 will stand to save £700. Not a huge saving really on the grand scheme of things, they’ll pay more than that for conveyancing…

For those who are buying a property up to £500,000, stamp duty is not due on the first £300,000 of the purchase price. Don’t forget that this is only applicable to first time buyers and not those second or third steppers.

We found a really article here on the BBC website that helps explain this in more detail. http://www.bbc.co.uk/news/business-42079174

 

What Do You Do Next?

If you are looking to buy your first home, come in and see us or give us a call to discuss the process. You could spend hours researching online but we are on hand to help you.

Trust your local estate agent!

We understand the stresses and strains of buying and selling property. We see it everyday and we appreciate that some people are given the wrong information. We are in the business, we see the trends and we have the experience to help you every step of the way.

We hope this blog has been useful and feel free to share this with your friends.

 

 

 

New Stamp Duty rates from Dec. 2015

Great news from the Chancellor yesterday as he announced changes to the stamp duty levels and thresholds from the crazy system that meant for spending £1 more on a property you would pay £5000 more in tax!

So, remember the old thresholds were like this with the % charged on the whole amount. So a purchase at £275,000 would have cost 3% of £275,000, a huge £8250.

New Stamp Duty - Old thresholds

 

Here is the new table of thresholds, this time although the %’s look far more the amount is only charged at that % for that part not the whole amount so a purchase at £275,000 will now cost £3750. The first £125,000 of your purchase is tax free, the next £125,000 is charged at 2% (£2500) and the other £25,000 is charged at 5% (£1,250).

New Stamp Duty 2014

I still like to think that one day I might buy a winning ticket and have £2.5 million to buy a dream house, maybe Common Lane in Hemingford but now the Stamp Duty will be £213,750 instead of £175,000 under the old system.

 

Here is the link to help calculate the amount payable under the new rules from HMRC or if you scroll down we’ve made a chart to help.

www.hmrc.gov.uk/tools/sdlt/land-and-property.htm

Stamp Duty

 

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