Money
The simple question to ask your neighbour that can slash your council tax by £1,000s
THOUSANDS of households could cut their council tax bill by simply asking their neighbour a straightforward question.
The savings, often amounting to thousands of pounds, result from successfully challenging your council tax band.
Government figures reveal that in the last financial year, over 27% of households who attempted to change their band succeeded.
However, before considering this, it’s wise to question your neighbour.
Martyn James, consumer rights expert, says: “Getting on with your neighbours is not only good for your lifestyle, it can save you a fortune.
“If you live in a similar sized property, have a casual chat with next door about what council tax band they are on.
“If you’ve been put on the wrong band, then not only could you reduce the bill, you could claim for overpayments going back decades”
“But make sure you check the bands online too – you don’t want to be responsible for your street paying more.”
Properties across the UK are put into a band from A to H (A to I in Wales), and this informs how much council tax you pay.
Your home’s band is based on its rateable value – the more expensive the property, the higher the council tax band.
However, the bands were created based on property values back in 1991 (2003 in Wales), so many households may find that based on today’s prices, they should be in a different band.
In this instance, you can challenge your council tax band – it could mean you are moved to a lower band and, therefore, pay less.
You’ll also get a refund of council tax going back to the date you moved into the property.
But a word of warning to anyone considering this – there is also a risk that you could get moved up a band and have to pay more.
According to the latest figures, a total of 30 challenges resulted in a tax band increase.
Depending on which band you are in, getting a reduction could potentially save you thousands.
However, the exact amount of money you can save moving council tax brackets varies depending on where you live.
Martina Brannigan, 26, couldn’t believe how “quick and easy” it was to challenge her Council Tax band.
She went from band E to band D, which lowered her council tax bill from £197 a month to £162 a month.
She was also told she would get a refund for the three months she had overpaid since she moved in.
Plus, instead of taking this as a lump sum payment, she decided to have this taken off her future payments, reducing them to £137 a month for the remaining tax year.
Elsewhere, mum-of-one Melanie Garraway previously managed to save hundreds of pounds on her council tax bill by challenging her band.
CHALLENGE YOUR COUNCIL TAX BAND
If you think your home is in the wrong council tax band, then you’ll need to place a formal challenge.
Contact the Valuation Office Agency (VOA) in England and Wales or the Scottish Assessors Association (SAA) in Scotland to do this.
Gather evidence showing you’re paying more – this could be having addresses of similar properties to yours in a lower band, for example.
If the VOA agrees that your property is in the wrong band, it will contact you to let you know your band will be changed.
It can take up to two months for the VOA to review your case.
But be warned – challenging your band might not work.
While you could get moved to a lower band and pay less, there’s also the chance the VOA could find you’re not paying enough.
This could mean you’re moved to a higher band – and your neighbours’ too.
If you disagree with the VOA’s ruling, you can appeal your case – but only if you’ve been told that you can when you get the decision.
You must appeal within three months of your decision – to do this, contact the Valuation Tribunal Service.
If the Valuation Tribunal agrees with you, it will get the VOA to change your band – and your bill will change.
CHECK FOR COUNCIL TAX DISCOUNTS
IF you’re struggling with your council tax costs, it’s worth checking out whether you’re entitled to reduce your tax bill, which can save you thousands of pounds.
Some people can even get their bills slashed by 100%, meaning they wouldn’t pay anything at all.
Here are all the other discounts available.
If you’re a pensioner
If you don’t receive the guaranteed credit part of pension credit, you could still get a council tax discount if you have a low income and less than £16,000 in savings.
If you live alone, you will get the 25% reduction, even if you’re not entitled to any benefits.
If you’re a disabled
People with certain disabilities can get a discount of up to 100%. This applies to anyone considered severely mentally impaired (SMI), which includes conditions such as dementia, Parkinson’s or learning difficulties resulting from a stroke.
If you’re living with someone affected with an SMI, you could qualify for a discount, too.
To be considered, a GP needs to certify the SMI, and typically, they will need to receive at least one type of benefit, such as attendance allowance or personal independence payments (PIP).
Again, you can check your eligibility or that of a family member and apply on your local council’s website.
If you live alone
If you’re the only adult in your home, you can get a 25% discount on your council tax bill.
This includes if you’re a single parent with children under 18 in the house.
Usually, you’ll need to let your local council know to get the reduction.
Even if other adults are in your home, you might still get the 25% reduction, as some groups of people are “disregarded” for council tax purposes.
If you’re a student
Households where everyone is a full-time student do not have to pay any council tax.
To qualify as a full-time student, your course must:
- Last at least one year
- Involve at least 21 hours study per week
If you’re between 18 and 20 and doing A Levels or equivalent, your course must last at least three months and involve at least 12 hours of study a week.
If there is an adult who is not a student in your household, they will need to pay council tax, but should still qualify for a discount if everyone else is a student.
Money
Major update for parents on baby formula prices after Iceland boss slammed high costs
THOUSANDS of parents are paying more than they need to for baby milk because of a lack of competition in the market, a government watchdog has warned.
At the moment there are two dominant baby formula companies – Danone and Nestle – who make up 85% of all sales.
As a result, there is little incentive for these manufacturers to compete to offer the best price, the Competition and Markets Authority (CMA) warned.
The news comes after the boss of Iceland Richard Walker last year hit out at “exploitation” of new parents and called for action to be taken in the industry.
Over the past few years it has become more expensive to manufacture infant formula and these costs have been passed on directly to customers.
Parents often choose baby formula for the first time when they are in vulnerable situations such as in hospital straight after birth.
Often they make the choice when they do not have access to clear, accurate and impartial information, the watchdog warned.
Parents are also often under a lot of pressure to do what is best for their baby.
As a result, they can often choose a more expensive product as they assume that a higher price will mean it is better quality.
This is not true as the NHS advises that “it does not matter what brand you choose, they’ll all meet your baby’s nutritional needs, regardless of price”.
Parents also often listen to advice from friends and family when choosing a formula, which means the brand’s reputation plays a much larger role in the decision making.
Sarah Cardell, chief executive of the CMA, said it is concerned that companies “don’t compete strongly on price”.
She added: “We have identified options for change, but now want to work closely with governments in all parts of the UK, as well as other stakeholders, as we develop our final recommendations.”
The CMA has set out several potential options which could help to improve the industry and reduce the cost for parents.
It wants to provide new parents with clear, accurate and impartial information, for example in hospitals.
The CMA may also allow companies to publicise their prices and price reductions, which they are currently not allowed to do.
How to save on your supermarket shop
THERE are plenty of ways to save on your grocery shop.
You can look out for yellow or red stickers on products, which show when they’ve been reduced.
If the food is fresh, you’ll have to eat it quickly or freeze it for another time.
Making a list should also save you money, as you’ll be less likely to make any rash purchases when you get to the supermarket.
Going own brand can be one easy way to save hundreds of pounds a year on your food bills too.
This means ditching “finest” or “luxury” products and instead going for “own” or value” type of lines.
Plenty of supermarkets run wonky veg and fruit schemes where you can get cheap prices if they’re misshapen or imperfect.
For example, Lidl runs its Waste Not scheme, offering boxes of 5kg of fruit and vegetables for just £1.50.
If you’re on a low income and a parent, you may be able to get up to £442 a year in Healthy Start vouchers to use at the supermarket too.
Plus, many councils offer supermarket vouchers as part of the Household Support Fund.
It also wants to strengthen labelling and advertising rules as branding is a large part of the reason that parents choose a certain product.
This could be done by requiring manufacturers to use entirely different branding for their infant and follow-on formula.
The CMA may also implement stricter rules around certain messages on packaging.
In the long term the government may also be forced to take more significant action to bring down costs, such as introducing price caps.
The CMA will publish a final report on baby formula in February 2025.
What help is there for parents?
If you receive certain benefits and are pregnant or have at least one child under the age of four then you can apply for Healthy Start vouchers.
You will get:
- £4.25 each week of your pregnancy
- £8.50 each week for children from birth to one year old
- £4.25 each week for children between one and four years old
The money will stop after your child’s fourth birthday or if you no longer receive benefits.
If you are eligible you will be sent a Healthy Start card with money on it that you can use in some UK shops.
The money will be added onto this card every four weeks.
You can use the card to buy:
- Plain liquid cow’s milk
- Fresh, frozen and tinned fruit and vegetables
- Fresh, dried and tinned pulses
- Infant formula milk based on cow’s milk
To be eligible for the scheme you must be receiving one of the following benefits:
- Income support
- Income-based jobseeker’s allowance
- Child tax credit if your family’s annual income is £16,190 or less, and not getting working tax credit
- Universal credit if your family’s monthly earned income is £408 or less from employment
- Pension credit
You can apply for the scheme on the NHS website.
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Money
The Morning Briefing: Firms in the dark on pensions dashboards delivery date and closing the advice gap
Good morning and welcome to your Morning Briefing for Friday 8 November 2024. To get this in your inbox every morning click here.
Firms in the dark on commercial pensions dashboards delivery date
Firms seeking to operate commercial pensions dashboards services (PDS) have no timescale when this will happen despite the Financial Conduct Authority publishing rules they must follow when designing and operating them.
FCA set out rules for pensions dashboards service firms in a policy statement published yesterday (7 Nov.)
Rachel Vahey, head of public policy at AJ Bell, said the lack of timescale is a “huge let down for customers”.
Closing the advice gap
How do we close the advice gap?
That’s the million-dollar question I’ve heard debated time and again since I joined Money Marketing.
The consensus is that artificial intelligence and the introduction of new technology will free up advisers’ time and enable them to take on and serve more clients.
But could it be the banks that hold the key to closing the gap?
Quote Of The Day
There are some more bullish voices out there, including Goldman Sachs who have forecast UK base rate to fall to just 2.75% by next Autumn. The fact the decision to cut rates was almost unanimous will put some powder in this argument.
-Laith Khalaf, head of investment analysis at AJ Bell, comments on latest interest rate decision from the Bank of England.
Stat Attack
Research from Canada Life reveals the UK cities with the highest proportion of adults who do not have a will in place. Leeds, Sheffield, and Nottingham top the list. While
people in Brighton, Cardiff, London, and Newcastle are the most prepared when it comes to making a will. However a significant number still have nothing in place.
49%
of the population have discussed their end-of-life wishes with their loved ones. While
44%
have not written a will, nor are they currently in the process of doing so. When asked why they do not have a will in place,
26%
said they do not have enough assets or wealth to warrant making a will, closely followed by
20%
who believe they still have plenty of time to make one. And
15%
do not want to pay to write a will, while
14%
believe their loved ones will inherit their assets automatically.
Source: Canada Life
In Other News
The Pension Protection Fund (PPF) has published its fifth Responsible Investment report, which reinforces its commitment to promoting sustainability in the pensions industry and demonstrates the power industry engagement and collaboration across its asset managers, portfolio companies, industry bodies and peers has had over the last 12 months.
The annual report summarises the stewardship and governance activities carried out by the PPF that have not only driven greater participation and engagement industry wide, but also have improved reporting, risk analysis, transparency and driving positive change.
Barry Kenneth, chief investment officer at the PPF said: “The last 12 months has been a period of evolution and engagement, and this report outlines our continued commitment to align with the Stewardship Code, showcasing the steps we have taken and measures we have advanced to protect and drive value across our portfolio.
Isio, a provider of pensions and employee benefits consultancy, has announced the launch of its new individual service designed to streamline support for NHS employees affected by the McCloud pensions tax roll-back.
The McCloud remedy addresses age discrimination in the 2015 public service pension reforms. It involves rolling back the 2015 scheme benefits into the previous final salary schemes for affected public sector members.
But many senior NHS staff will have to also revisit up to seven years of self-assessment tax forms by 31 January 2025 (or 3 months after being notified if later).
The new service will help these NHS Pension Scheme members, who will receive a Remediable Pension Savings Statement (RPSS), to collect the required data and submit it to HMRC.
Isio’s service manages the entire process, allowing members to easily claim tax refunds where appropriate (and in some cases pay additional tax charges). The service is to be also available for senior police employees affected by the same issue.
From Elsewhere
Bond rebound uncertain as Trump plans overshadow Fed rate cuts (Reuters)
AI may displace 3m jobs but long-term losses ‘relatively modest’ (The Guardian)
Warren Buffett’s Apple share sales and cash pile spark intrigue over motives (Financial Times)
Did You See?
Greg Neall, chartered financial planner at Wake Up Your Wealth, chides journalists, experts, and commentators over their “scaremongering” articles in the lead up to the autumn Budget.
He writes: It’s impossible to count the number of headlines written over the last few months declaring the 25% tax-free pension lump sum was in danger of being scrapped in last week’s Budget to boost clicks and comments.
Anyone with a working brain and the slightest bit of political nous could see there was no way the chancellor would do something so politically suicidal, especially after the Winter Fuel Allowance fiasco. Shame on those claiming it was ever likely.
There was also a glut of poorly-researched pieces on how the lump sum allowance might come down to £100,000.
Read the full article here.
Money
Thousands of hard-up households to get £115 free cash direct to bank accounts before Christmas
THOUSANDS of hard-up households could get £115 free cash paid directly into their bank accounts before Christmas.
Struggling households can claim the money through the government’s Household Support Fund (HSF) now.
The HSF was extended for the sixth time from October 1, meaning households can claim help from a fresh £421million pot of funding.
Councils across the country have received a portion of the cash to distribute to those in need.
But there is a postcode lottery to determine who qualifies as each local authority can set its own eligibility criteria.
Despite this if you have a limited amount of money or savings in the bank, or are deemed to be vulnerable or on benefits, you will probably qualify for help.
Money will either be given to you as a direct cash transfer, shopping vouchers, energy support or in another form.
The amount handed out varies and the local council will determine this.
In York people of working age who receive Council Tax Support can apply to receive a payment of £115 directly into their bank account.
Those eligible for the payment will receive a letter this month with the instructions to register.
Those who need assistance with food, energy or water bills who do not receive Council Tax Support or are over pension age can also apply for a discretionary payment.
If you apply for a discretionary payment you will need to complete a means-tested assessment including personal financial information.
If you don’t live in York you should check with your local authority to see what support it is offering.
Rotherham Council is now offering struggling families £250 grants to fight the cost-of-living increase.
Those living in Birmingham can claim £200 to help with soaring winter energy payments.
Meanwhile, Wakefield Council is offering support to pensioners who will miss out on the winter fuel payment this year.
What is the Household Support Fund?
The Household Support Fund was introduced in October 2021 by The Department for Work and Pensions (DWP) to support households most in need.
The funding is distributed between councils, and they are then responsible for dishing out the cash on an application basis.
For example, Birmingham City Council have announced they will hand out free £200 cost of living payments to help its residents cope this winter, as one of its approaches to the fresh fund.
How do I apply?
In order to be eligible for help, you may have to be in receipt of benefits or provide proof of being in financial difficulty.
Each council has a different application process – so you’ll have to ask your local authority or find out via your council’s website.
Not all councils have decided how they will distribute the cash yet, so you may have to wait to get all the information.
To find out how to contact your local authority, use the gov.uk authority tool checker.
In the last round of funding, some residents received their share automatically, while others had to apply.
For example, Haringey London Council is issuing automatic payments to eligible residents, as well as a support fund which can be applied to.
It is also issuing payments to schools, which means they can distribute free school vouchers.
In previous years, other authorities have offered cost of living vouchers – such as Coventry City Council.
This has included a Community Supermarket scheme, where all Coventry residents could pay £5 weekly and receive a basket of food worth up to £25.
Residents of Effingham, near Guildford, have been able to claim up to £300 free cash to help with the cost of living crisis.
Surrey council previously poured £300,000 into food banks, where photo ID and proof of address is required, but no referral needed.
While some schemes, such as the Surrey Crisis Fund, which can offer up to £100 to those immediately in need, are reserved for those who also rely on other means-tested benefits.
How has the Household Support Fund evolved?
The Household Support Fund was first launched in October 2021 to help Brits pay their way through winter amid the cost of living crisis.
Councils up and down the country got a slice of the £421million funding available to dish out to Brits in need.
It was then extended in the 2022 Spring Budget and for a second time in October 2022 to help those on the lowest incomes with the rising cost of living.
The DWP then confirmed a third extension of the scheme through to March 31, 2024.
Former chancellor Jeremy Hunt extended the HSF for the fourth time while delivering his Spring Budget on March 6, 2024.
In September 2024, the Government announced a fifth extension.
Do you have a money problem that needs sorting? Get in touch by emailing money-sm@news.co.uk.
Plus, you can join our Sun Money Chats and Tips Facebook group to share your tips and stories
Money
Banks could hold the key to closing the advice gap — and you have nothing to fear
How do we close the advice gap?
That’s the million-dollar question I’ve heard debated time and again since I joined Money Marketing.
The consensus is that artificial intelligence and the introduction of new technology will free up advisers’ time and enable them to take on and serve more clients.
But could it be the banks that hold the key to closing the gap?
After the Retail Distribution Review was introduced in 2012, most UK banks stopped offering financial advice to all but their wealthiest clients. This was mainly due to the higher risks and costs now involved.
If this means that more people can get access to financial advice, it’s not necessarily a bad thing, says Ball
Their departure created a big opportunity for Hargreaves Lansdown, St James’s Place and other wealth managers. But the tide could now be turning.
In August, HSBC announced plans to double its assets under management to £100bn and become one of the top-five wealth managers in the UK in the next five years.
“In order to fulfil this vision, we are growing our national team of wealth advisers and relationship managers at scale,” it said.
But it’s not just HSBC. Barclays and Lloyds have also made moves back into wealth management. And, according to two experts, that can only be a good thing.
Mass-affluent market
Many advice firms no longer touch anyone with less than £250,000 in assets because it is not profitable for them to do so.
So, could banks help solve the problem? Hoxton Wealth chief executive Chris Ball believes so.
We should embrace the banks with open arms if we really want to close the advice gap
“These banks are focusing on the ‘mass affluent’ market — as in people with £75,000 to £250,000 in deposits,” he says. “There’s a massive opportunity here, because this group of clients need advice nearly as much as the ultra-high-net-worth individuals do.”
NextWealth managing director Heather Hopkins agrees.
“NextWealth research shows that the average portfolio size for financial advice firms is over £400,000. There is a huge, untapped market out there,” she says.
“One of the challenges we face as a nation is that people don’t seek out advice. The more firms that shout about the value and availability of advice, the more people will seek it out.”
The resurgence of the banks may put some wealth managers’ noses out of joint, but Hopkins says they needn’t worry.
Many advice firms no longer touch anyone with less than £250,000 in assets
“Demand for advice far outstrips supply, so I don’t see banks competing with traditional wealth managers.”
Ball agrees that banks do not pose a threat.
“If it means that more people can get access to financial advice because the banks make it cheaper to do so, I don’t necessarily see that as a bad thing.
“As a profession, we should really focus on the positives of what we are doing and not the negatives of what the banks are doing.”
Independence
Ball thinks the banks will have tied products, and “a lot of it will be around product sales rather than giving proper, holistic financial planning”.
The resurgence of the banks may put some wealth managers’ noses out of joint, but Hopkins says they needn’t worry
Therefore, his message to wealth managers is simple: “Keep doing what you’re doing — giving great, independent financial advice. That independence bit, I think, will be key.”
The Lang Cat consulting director Mike Barrett agrees.
“For these types of services, advice is rarely the product. It’s about the banks wanting to sell more of their own funds.
“As a consequence, the vast majority of the advice profession should have nothing to fear from these offerings.”
When I spoke to the FCA’s Nick Hulme, head of advisers, wealth and pensions, he told me the regulator was open to banks entering the sector.
“Financial advisers can do their bit — they are already active in the market and very knowledgeable.
It’s not just HSBC — Barclays and Lloyds have also made moves back into wealth management
“If there are other players that are going to come in to help reduce that advice gap, which this country really needs, then we’re agnostic to who that is.”
Hulme added that the regulator was “absolutely on board and behind anyone with the right intentions and motives”.
As for an old friend we haven’t seen for a while, we should embrace the banks with open arms if we really want to close the advice gap.
Dan Cooper is news editor
This article featured in the November 2024 edition of Money Marketing.
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Money
I tried McDonald’s Christmas menu including a dessert based on a classic festive chocolate – it beat the original
MCDONALD’S is shaking up its menu and launching a festive-themed range including two new items within days.
The chain is unveiling 12 items in total on November 20 and some old favourites including the Big Tasty and Cheese Melt Dippers are back.
But when I got to visit McDonald’s HQ in London to try the new festive range yesterday, I had the two newbies in my sights.
The duo in question were the new Cheesy McCrispy and Terry’s Chocolate Orange Pie.
Shoppers will be able to get the Cheesy McCrispy from £7.79, while the Chocolate Orange Pie will be on sale for £1.99.
The first comes with a chicken breast fillet in a crispy coating served with lettuce, crispy onions, pink pickled onion chutney, bacon, two slices of cheese and cheese sauce.
The latter combines crispy chocolate pastry with the classic Terry’s Chocolate Orange-flavoured ganache filling – a blend of chocolate and cream.
How did they taste though? Here’s what I thought.
Cheesy McCrispy
The Cheesy McCrispy is a twist on the classic McCrispy, except it comes with a load more ingredients like crispy onions, cheese slices and pink pickled onion chutney.
I was a big fan of the McCrispy when it was first released because of its simple list of ingredients.
So when I was first handed the Cheesy McCrispy, my first thought was how overloaded it looked.
I tucked in, and while the chicken was crispy and cheesy sauce added a nice gooey texture, I felt there was just too much going on.
And even with all the ingredients packed in, the burger was lacking overall depth in its flavour.
I can see what McDonald’s is trying to do with the burger in giving the McCrispy a gourmet uplift, but it wasn’t for me.
Terry’s Chocolate Orange Pie
I’m a big fan of Terry’s Chocolate Orange, particularly at Christmas, and was excited to see how this hybrid item would taste.
One concern was that it would be far too sweet, though.
So, I was pleasantly surprised when, after taking a first bite, it was pretty delicious.
The crunch of the chocolate coating and the gloopy, warm Terry’s Chocolate Orange-flavoured ganache spewing out made for a nice textural contrast.
The sauce had just the right amount of orange flavour to it without being too zesty and overpowering.
If I had to choose between this, and the original Terry’s Chocolate Orange, I’d definitely go for the McDonald’s pie.
How did everything else taste on the Christmas menu?
Ten other items are returning back to menus from November 20, but I hadn’t actually tried all of them before so was keen to give them a go.
First, were the Camembert Cheese Melt Dippers, which come in two sizes costing £2.49 and £6.79
They were a definite stand out for me – the salty Camembert cheese wrapped in crunchy coating with smoky Rich Tomato Dip made for the perfect, moreish combination.
They’re ideal if you’re looking for a quick cheap bite as well as the cheapest savoury item on the Christmas menu.
The returning Big Tasty with bacon hit the spot too, with the smoky sauce, fresh tomatoes and beef combining for a tasty burger, but it was hard to keep all the ingredients from spilling out.
McFlurry fans will be keen on the returning Galaxy Caramel McFlurry, which costs up to £2.19.
Two of the returning items that were a big no from me though the Galaxy Caramel latte and Galaxy Caramel Hot Chocolate, both priced at £2.69.
The hot chocolate was rich and velvety but, with the cream on top, just far too sweet and I couldn’t stomach more than two or three sips.
The same went for the Latte, which was just far too sickly to even consider finishing the whole thing off.
In other news, McDonald’s has brought back the McRib after 10 years.
Plus, it recently unveiled the Double Chilli Cheeseburger in restaurants. Customers can get the item for around £2.49.
How do I find my nearest McDonald’s?
If you’re planning on taking a trip to McDonald’s, you’ll want to know where your nearest branch is.
The chain has a restaurant locator tool on its website you can use to find your nearest one – and check what time it opens.
Bear in mind that McDonald’s serves breakfast every day until 11am.
After that, the menu switches to the normal menu serving meals such as burgers, chicken nuggets and more.
How to save at McDonald’s
You could end up being charged more for a McDonald’s meal based solely on the McDonald’s restaurant you choose.
Research by The Sun found a Big Mac meal can be up to 30% cheaper at restaurants just two miles apart from each other.
You can pick up a Big Mac and fries for just £2.99 at any time by filling in a feedback survey found on McDonald’s receipts.
The receipt should come with a 12-digit code which you can enter into the Food for Thought website alongside your submitted survey.
You’ll then receive a five-digit code which is your voucher for the £2.99 offer.
There are some deals and offers you can only get if you have the My McDonald’s app, so it’s worth signing up to get money off your meals.
The MyMcDonald’s app can be downloaded on iPhone and Android phones and is quick to set up.
You can also bag freebies and discounts on your birthday if you’re a My McDonald’s app user.
The chain has recently sent out reminders to app users to fill out their birthday details – otherwise they could miss out on birthday treats.
Do you have a money problem that needs sorting? Get in touch by emailing money-sm@news.co.uk.
Plus, you can join our Sun Money Chats and Tips Facebook group to share your tips and stories
Money
Hidden dangers every first-time buyer needs to know when using popular scheme to buy a house
GETTING a foot on the property ladder can often feel like a pipe dream for many, but there are many schemes available to make it easier.
A shared ownership scheme can help you to buy a home of your own even if you think you cannot save for a deposit or keep up with mortgage payments.
Instead, you can buy a share of the property and pay rent to a landlord on the rest.
You can apply if your household income is £90,000 a year or less in London or £80,000 a year or less in the rest of the UK.
More than 103,000 shared ownership homes have been built and sold in the last decade, according to the National Housing Federation.
However, experts have warned that shared ownership comes with several hidden dangers such as high service charges, short leases and even the risk of being evicted.
Here, we explain the positives and negatives of shared ownership so you can decide if it is right for you.
Benefits
Low deposit
One of the big advantages of shared ownership is that you only need a small deposit.
This is because by owning a share of a property rather than the whole thing you can apply for a smaller mortgage.
For example, if you want to buy a property worth £250,000 then you would need a nest egg of £25,000 to put down a 10% deposit.
But if you buy a 45% share in a shared ownership property worth £250,000 then you would only need to save £11,250 for a deposit.
Some shared ownership properties will also let you put down a 5% deposit.
For the same house this would mean saving just £5,625.
Do not need to be able to afford the whole house
Another benefit of shared ownership is that you do not need to be able to afford the full market value of a property you are interested in.
Instead, you buy a share of the total property, which is usually between 25% and 75%.
What help is out there for first-time buyers?
GETTING on the property ladder can feel like a daunting task but there are schemes out there to help first-time buyers have their own home.
Help to Buy Isa – It’s a tax-free savings account where for every £200 you save, the Government will add an extra £50. But there’s a maximum limit of £3,000 which is paid to your solicitor when you move. These accounts have now closed to new applicants but those who already hold one have until November 2029 to use it.
Help to Buy equity loan – The Government will lend you up to 20% of the home’s value – or 40% in London – after you’ve put down a 5% deposit. The loan is on top of a normal mortgage but it can only be used to buy a new build property.
Lifetime Isa – This is another Government scheme that gives anyone aged 18 to 39 the chance to save tax-free and get a bonus of up to £32,000 towards their first home. You can save up to £4,000 a year and the Government will add 25% on top.
Shared ownership – Co-owning with a housing association means you can buy a part of the property and pay rent on the remaining amount. You can buy anything from 25% to 75% of the property but you’re restricted to specific ones.
Mortgage guarantee scheme – The scheme opens to new 95% mortgages from April 19 2021. Applicants can buy their first home with a 5% deposit, it’s eligible for homes up to £600,000.
But you can buy a share worth as little as 10% on some homes.
For example, if you want to buy a 10% share of a property worth £300,000 then you would need to take out a mortgage for just £30,000.
The smaller your mortgage the lower your monthly repayments will be.
Increase the proportion you own over time
You can increase the amount of the property you own up to 100% through a process known as “staircasing”.
You may want to do this if your circumstances change, for example if you get a pay rise or are given some money from a friend or relative.
For example, you could start by buying a house with a 25% share then staircase to 50%, then 75% and finally buy the whole home.
Usually you can buy shares of 10% or more at any time but this will depend on your lease.
Some older leases may only allow you to staircase by 25% or more but newer leases may let you buy shares for as low as 5%.
Every time you staircase the housing association will carry out a property valuation of your home.
This is to ensure that you buy each share at the current market price, not the price at the time you bought the first share of your home.
If the value of your home has risen this could mean that you pay more for additional shares in your home than you did in the first share.
You will also need to remortgage, which is when you take out another mortgage with a new lender or stay with your existing one.
Meanwhile, you will also have to pay stamp duty on the whole value of the property when the portion you own equals or exceeds 80%.
This could cost you thousands of pounds on top of the cost of buying additional shares.
Mobeen Akram, New Homes Director, Mortgage Advice Bureau, warned: “If you increase your share through staircasing, your rent will decrease but the other fees will likely remain the same.
“You may also need to pay additional costs associated with getting a mortgage when you staircase, such as valuation fees and legal costs.”
Value of the portion of your home you own may increase
House prices constantly go up and down depending on the property market.
Usually house prices grow steadily over time, which could mean that the proportion of the home you own may also increase in value.
If this happens then you have built up equity in a property, which you could use to take the next step on the property ladder.
For example, if you bought a 50% share in a property which is in total worth £300,000 then your share is worth £150,000.
If the value of the property increases by 10% then its new market value will be £330,000.
Your share is still 50% but it is now worth £165,000.
Drawbacks
High ground rent and service charges
When you buy a shared ownership home you usually need to pay a service charge which covers the cost of cleaning and maintenance.
This can be charged monthly, yearly or twice a yearly.
You can ask your landlord for a summary showing how the charge is worked out and what the money is spent on.
The cost of the service charge does not depend on the share of the property you own.
This could mean that even if you own a 25% share you will still pay the same level of service charge as someone with a 75% share.
The initial service charge fee is also not fixed, which could mean that the cost soars after a few years.
Beware of short leases
Shared ownership properties are leasehold, which means that you own the building for a set number of years.
Unlike freehold properties, you also do not own the land that it is on.
When the term of the lease expires, the property will belong to the landowner unless you extend the lease.
Applying for a lease extension from your landlord could cost tens of thousands of pounds.
As the number of years left on the lease gets shorter the property becomes harder and harder to sell.
You could be forced to reduce your asking price to encourage someone to buy the property.
It may not be cheaper than getting a mortgage
High monthly mortgage payments and rent could mean that you do not save any money compared to just getting a mortgage.
Typically, your annual rent is charged at 2.75% of the portion of the property that you do not own.
For example, if you bought a 25% share of your property, your monthly rent would be 2.75% of the remaining 75% share.
If you buy a new-build shared ownership home then the rent limit is 3% of the value of the share the landlord owns.
But for resale homes the starting rent will be set at the same level as the previous shared owner was paying.
The landlord will review the rent at a time set out in your lease, which is usually once a year.
The rent may go up when it is reviewed but it will not go down.
You are still a tenant
As you pay rent on the portion of the property you do not own you are still a tenant of your landlord.
This means that you could be evicted on many grounds, for example if you fail to pay rent, sub-let your home or are a nuisance.
If you are evicted then there is a risk that you could lose the proportion of the home you have already bought as you do not own it fully in the eyes of the law until you have staircased up to 100%.
The housing association is not legally obliged to reimburse you if you are evicted.
Instead, you are only legally entitled to be paid for your share on the sale of the property.
You must make sure that you can afford your mortgage payments and rent before applying for shared ownership.
Do you have a money problem that needs sorting? Get in touch by emailing money-sm@news.co.uk.
Plus, you can join our Sun Money Chats and Tips Facebook group to share your tips and stories
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