Preserving Legacy Through Trusts: The Smart Way to Own UK Property
Preserving Legacy Through Trusts: The Smart Way to Own UK Property BEYOND OWNERSHIP A High-Net-Worth Perspective on Trusts and Estate Planning for Residential Property You don’t just buy a house. You buy permanence. You buy legacy. You buy a seat at the table your grandchildren might one day inherit. But what if the very system meant to protect property ends up slicing 40% of its value every generation? That’s the reality many UK-based and international high-net-worth individuals (HNWIs) face when it comes to residential property ownership. The taxman, unlike a courteous dinner guest, rarely leaves without his share — and quite a generous one at that. It’s here that trusts step in — not as tax-dodging devices (those days are well behind us), but as vehicles of foresight, legacy, and intelligent planning. When used appropriately, trusts help ensure your wealth endures and serves not just your children, but your grandchildren — and perhaps even their children. Let’s explore why placing residential property in a trust can be one of the most powerful estate-planning decisions you’ll make, especially if done with the right advice and intention. Owning is Easy. Keeping It Is the Challenge. Let’s start with a fundamental truth: buying property is easy if you have the capital. Keeping it — or more specifically, keeping it out of HMRC’s inheritance tax net — is where it gets tricky. The UK inheritance tax (IHT) system is no secret. If your estate exceeds the £325,000 nil-rate band (and let’s be honest — most central London homes alone qualify), 40% of everything above that threshold is claimed by HMRC when you die. That includes residential property held in your personal name. For many, this results in properties being sold, mortgaged, or otherwise disassembled to satisfy that tax bill. This isn’t merely inconvenient — it’s disruptive to families, destructive to legacies, and inefficient from a planning perspective. Enter: the trust. What Is a Trust, Really? Think of a trust as a family office in miniature form. It’s not a loophole, not a tax haven, and certainly not an “easy button.” It’s a legal structure in which trustees hold assets — like property — on behalf of beneficiaries, under the terms of a trust deed. You, the settlor, gift the property to the trust (either during your lifetime or upon your death). Trustees manage it. Beneficiaries enjoy the benefits of it. Done well, it’s a way of saying: “This property is for my family — just not owned by any one of them individually.” And because no one person owns it, it avoids the regular 40% inheritance tax hit every time one generation dies. But let’s not get ahead of ourselves. This isn’t tax alchemy. It’s strategy. So, Why a Trust for Residential Property? Let’s put it plainly: because trusts are built for permanence. They exist to guard assets, dictate how they’re used, and soften the tax blow over decades. 1. Long-Term Inheritance Tax (IHT) Efficiency Instead of handing 40% of the property’s value to HMRC on your death — and again when your children die — trusts incur a maximum of 6% every ten years. That’s it. It’s not avoidance. It’s just the law — and if you’re building a legacy, that matters. This small, regular charge is far preferable to a one-off 40% event that can force a property sale. 2. Asset Protection from Divorce, Bankruptcy, or Disputes Your beneficiaries can enjoy the use of the property, but they don’t own it. This makes it harder for ex-spouses, creditors, or bad business decisions to put family property at risk. It’s one thing to inherit a house. It’s another to lose it in a court settlement. A trust gives you a degree of firewall — not foolproof, but powerful. 3. Avoiding Probate and Legal Gridlock When you die, assets in your name get locked up. Probate can take months — sometimes years — depending on the complexity. A trust bypasses this completely. The trustees already own the property. No freezing. No court rubber-stamping. Just continuity. 4. Control Beyond the Grave A bit dramatic? Perhaps. But we’ve all heard stories of children squandering inheritance, or family disputes over “who gets the London flat.” A trust lets you set the rules: who can live in the property, who can receive income from it, who can inherit it, and under what conditions. Control isn’t about micromanagement — it’s about stability. It’s about intention. 5. Privacy and Discretion Trusts aren’t listed on Companies House. The Land Registry shows the trustees, not the beneficiaries. While transparency regulations have grown (rightfully so), trusts still offer a greater degree of privacy than personal or corporate ownership. For those with public profiles, or who simply prefer discretion, this can be reason enough. But It’s Not a Free Ride: Trusts Have Costs Let’s talk tax — because there’s no way around it. ✅ Initial Costs: ✅ Ongoing Taxes: ✅ Professional Fees: Running a trust properly — as you must — involves solicitor fees, tax advice, sometimes even professional trustees. But remember: this is not money spent, it’s money stewarded. Let’s put it this way: a well-run trust costs less than a disorganised estate. Trusts vs the Other Guys: A Quick View Feature Trust Company Individual Inheritance Tax Up to 6% per 10 years 40% on shares 40% on death ATED ❌ None ✅ Yes ❌ None CGT on Property 28% 25% Corp Tax 28% (if not PPR) Control Mechanism Deed-based Corporate law Direct ownership Use Flexibility Tailored per beneficiary Director/owner only Full use only if owner Succession Planning ✅ Built-in ❌ Requires planning ❌ Needs will/trust When It Works Best When to Rethink It The Modern Reality: Compliance and Transparency Gone are the days when trusts operated in the shadows. Today, thanks to the Trust Registration Service (TRS) and Register of Overseas Entities, there’s a level of transparency that ensures compliance. This is not a bad thing. In fact, it legitimises the trust as a planning tool — not an evasion scheme.
Easy Ways to Save Tax on Your Rental Income in the UK
Are you a landlord in the UK looking to keep more of your rental income? Taxes can reduce what you earn, but don’t worry! With the right tips, you can save money and stay within the law. At JMS Accounting, our CEO Jiten Shah and his team help landlords like you earn more and stress less. Here are some simple and easy tax tips for landlords in the UK: 1. Claim the Money You Spend on the Property You can take away some costs from your rental income, so you pay less tax. These are called allowable expenses. Some examples are: Just remember: only small fixes count. Big upgrades don’t help with this kind of tax, but they may help when you sell the property. 2. Use the £1,000 Property Income Allowance If you earn £1,000 or less from rent in one year, you don’t need to pay tax on it. That’s called the Property Income Allowance. Even if you earn more, sometimes using this allowance saves you more tax than listing your actual costs. You must choose one or the other. 3. Claim for Replacing Furniture or Items If you replace furniture or things like a cooker or washing machine, you can claim back the cost. This is called Replacement of Domestic Items Relief. You can claim for: But remember: you can only claim for a similar item, not a better or bigger one. 4. Share the Property with Your Partner If you own the property with your husband, wife, or partner, you might pay less tax. That’s because the rent is split, and if one of you earns less, you’ll pay a lower tax rate. With the right documents, you can even choose how much of the rent goes to each person. This helps you both save more. 5. Use a Limited Company If you own many properties or earn a lot from rent, starting a limited company might help. A company pays Corporation Tax, which could be lower than personal tax. Benefits: But be careful: this is better for long-term landlords. Companies need more paperwork, and mortgages can cost more. 6. Use Tax-Free Limits the Right Way Your rental income adds to any other income you have. That might push you into a higher tax band. But you can plan smartly: 7. Keep Good Notes and Don’t Be Late To save tax and avoid fines, you need to stay organised: This helps you stay ready if HMRC checks anything and might help you save even more. 8. Ask for Expert Help Tax rules can change fast. Talking to a professional is a smart move. At JMS Accounting, we help landlords get the best rental property tax savings and stay safe with the law. Want to Keep More of Your Rental Money? Talk to Jiten Shah and the friendly team at JMS Accounting. We’ll help you find every tax-saving tip that works for your situation from allowable expenses to setting up a company. Let us help you keep more of what you earn and make your property business even better.