Best Buy To Let Limited Company Mortgages | moneyfacts.co.uk
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Note

Most Buy-To-Let mortgages are not regulated by the Financial Conduct Authority (FCA). Whether a Buy-To-Let mortgage is regulated depends on your personal circumstances. The above information assumes that FCA regulation does not apply to the mortgage products shown.

Mortgage Advice Bureau offers fee free mortgage advice for Moneyfacts visitors that call on 0808 149 9177 or email moneyfacts@mab.org.uk. If you contact Mortgage Advice Bureau outside of these channels you may incur a fee of up to 1%.

Disclaimer

YOUR BUY-TO-LET PROPERTY MAY BE REPOSSESSED IF YOU FAIL TO KEEP UP REPAYMENTS ON ANY MORTGAGE SECURED ON IT. Written quotations are available from individual lenders. Loans are subject to status and valuation and are not available to persons under the age of 18. All rates are subject to change without notice. Please check all rates and terms with your lender or financial adviser before undertaking any borrowing.

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How to set up as a buy-to-let limited company

Michelle Monck

Michelle Monck

Consumer Finance Expert

At a glance

  • Landlords who operate as a limited company are not affected by the buy-to-let (BTL) tax relief changes that started in 2017 and completed in 2020.
  • The market for BTL mortgages available specifically to limited companies has grown since 2017, providing more choice than there once was – but interest rates can be higher.
  • Setting up a buy-to-let limited company can be a complex undertaking, with many factors that could affect profitability. In all cases, you should take professional legal and financial advice before proceeding.

Four steps to set up a buy-to-let limited company

The tax changes that impacted the buy-to-let mortgage market in 2017 resulted in a number of landlords setting up limited companies to manage their buy-to-let portfolios.

  • Register as a limited company with Companies House. This process is also called incorporating. You can do this yourself online, or you may want to go through a solicitor or accountant. The standard fee for electronic registration is £12 and takes 24 hours to turnaround. The price rises to £40 for paper submissions and takes up to 10 days.

  • You'll need to provide a few basic details, such as your company name, address, the director, details of the company's shares/shareholders and what it does (this will require you to check your SIC code , or standard industrial classification of economic activities – see the above section dealing with SPVs).

  • Once you've officially set up your company, you'll need to register for corporation tax. Again, this needs to be done through Companies House – you can arrange this online using your 10-digit unique taxpayer reference (UTR), that will be sent to your company address within a few days of becoming incorporated.

  • You're required to register for corporation tax within three months of incorporating; you'll face a penalty for registering late. You'll need to tell HMRC your company's registration number, the date you started to do business (your company's first accounting period will start from this date), and the date your annual accounts are made up to.

Once that's sorted, it's official – you're a limited company for tax purposes and will now pay corporation tax on your company's profits . However, this means if you already have a portfolio, you'll need to start the process of transferring those over to your company. Our recommendation – take specific professional advice from the outset.

Why become a buy-to-let limited company?

Private landlords who operate as individuals have seen an increase in their tax bills due to the changes in buy-to-let tax relief and, as a result, there has been growth in the number of limited companies established for the purpose of managing a rental portfolio.

How many BTL mortgages are available to limited companies?

Generally speaking, roughly three quarters of buy-to-let mortgages are only available to individual landlords. The remaining quarter are buy-to-let mortgages for limited companies, and so are available to SPVs, limited companies and/or offshore limited companies.

Buy-to-let tax relief changes

Prior to April 2017, individual landlords could deduct their entire mortgage interest costs as expenses against the rental income they earned. They would then pay tax at their personal tax rate on the remaining profits. The Government has been reducing this tax relief in 25% increments since 2017, and this relief is no longer available. The Government also introduced a 20% tax credit against the proportion of the mortgage interest which is not tax deductible.

Higher-rate taxpayers see the greatest increases, as the tax credit only provides a refund of 20% and not at the higher or additional rates of tax as per the system before 2017. Another consequence of the changes is that landlords now need to declare a greater level of income (their profit from their rental properties) and this could see some move into a higher income tax bracket.

Are there are any disadvantages of using a limited company for a buy-to-let portfolio?

Landlords who use a limited company could pay out more than they will immediately gain. This is due to:

  • Buy-to-let mortgages for limited companies typically charging higher interest rates than those for individual landlords.
  • Transferring a landlord’s property from an individual’s (or couples’) name to that of the business makes them liable for stamp duty of:

Does a buy-to-let limited company have to pay stamp duty?

Yes, stamp duty is due on sales of property that are for buy-to-let use irrespective of whether this is for a business or an individual. Recently the level of stamp duty for buy-to-let properties in England and Northern Ireland reduced as part of the stamp duty holiday. Current rates up to 31 March 2021 are:

Min property purchase price

Max property purchase price

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£0

£500,000

3%

£500,001

£925,000

8%

£925,001

£1,500,000

13%

£1,500,000+

-

15%

Special purpose vehicles and their role in buy-to-let limited companies

Special purpose vehicles (SPVs) – also sometimes called special purpose entities (SPEs) or bankruptcy remote entities (BRE) – are a popular choice due to their simplicity and the fact that they exist solely for the purpose of buying, letting and selling of property. In addition, mortgage lenders find this type of company much easier to underwrite than other trading limited companies. Consequently, there are more mortgage options available for SPVs and interest rates tend to be better. While there are lenders who will underwrite trading limited companies, they typically will only consider those on a strong financial footing with at least two or three years’ accounts as a minimum.

It should be noted that some lenders will only consider mortgage applications from SPVs.

Mortgage lenders will not accept SPVs with more than four directors. In addition, each director will have to provide full personal guarantees that they will repay the loan if the SPV folds.

When the SPV is being incorporated with Companies House as a new limited company, it will be necessary to specify which of the UK’s standard industry classification codes (or SIC codes) best describes its purpose. Typically those used are:

  • 68100 – Buying and selling of own real estate
  • 62809 – Other letting and operating of own or leased real estate
  • 68320 – Management of real estate
  • 68201 – Renting and operating of housing association real estate.

Can a limited company get a buy-to-let mortgage?

Yes, this is perfectly possible although you may have to look further afield than the usual high street lenders in order to get the mortgage you want. Traditional banks and building societies much prefer to concentrate on the more straightforward mortgage market, so it will probably pay you to engage the services of a mortgage broker, who has a much wider and deeper view of the market, including specialist and niche products. 

A good place to start your search is our buy to let limited company mortgage comparison chart

Also bear in mind that, if you have an existing buy-to-let mortgage on the property, issues could arise when it comes to changing it from an individual to a company arrangement. The lender may be happy to switch the mortgage over to the company name when the property is transferred, but on the other hand, they may not, in that case a remortgage would be required with all the costs associated. Make sure you seek advice and speak to your lender before you take the plunge to make sure you're prepared.

How can I find the right buy-to-let mortgage for limited companies?

Once you've gone through the process of incorporating, you'll also find that your mortgage options change. You'll need to find an even more specialist product as not all BTL mortgages are available to limited companies, but as using companies or SPV’s has become more commonplace choice in the marketplace has grown, as lenders respond to rising demand.

This means it should be far easier for newly incorporated landlords to find the best buy-to-let mortgage deals available to suit their circumstances – check out our top rate charts to get started and make sure to seek suitable advice , and see if you can benefit from becoming a limited company.

I’m thinking of becoming a landlord, where can I find some basic info on this?

For aspiring landlords who are thinking of taking their first steps into the buy-to-let market, you can also read our Five steps to becoming a buy-to-let landlord guide. New landlords might also find our guide to Landlords’ rights and considerations helpful.

Pros and cons of setting up a buy to let limited company

  • Landlords who have incorporated as a limited company are not affected by the tax changes introduced for individual landlords in 2017 – especially higher and additional rate taxpayers.
  • Limited companies are treated as a separate legal entity, thus ring-fencing your personal liability for financial dealings.
  • Choice of buy-to-let mortgage products is more restricted and you may also pay higher interest rates.
  • You will still have to pay corporation tax on your limited company’s trading profits (currently 19%).
  • Landlords who incorporate as a buy-to-let limited company will have to pay stamp duty on the properties they currently own when these are sold or transferred to the company.
  • Accounts for your business becomes more complicated.

Moneyfacts tip:

Moneyfacts tip Michelle Monck

Administration and accounts become more complex and time-consuming once you have made the change from an individual landlord to a portfolio owned by a limited company. In many instances, you may find that it’s a good idea to look into using the services of a qualified accountant.

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