Successfully reported this slideshow.
We use your LinkedIn profile and activity data to personalize ads and to show you more relevant ads. You can change your ad preferences anytime.

Tax Planning For Landed Estates


Published on

Presentation for Lexisnexis in Exeter on 21 September 2011

  • Be the first to comment

  • Be the first to like this

Tax Planning For Landed Estates

  1. 1. Tax Planning for Landed Estates<br />John Endacott<br />Tax Partner<br />
  2. 2. Field of play<br />Business or pleasure, sir<br />Tax changes<br />Case law developments<br />All about structuring activities<br />
  3. 3. Wealth taxes debate<br />50% tax rate<br />Mansion tax<br />Wealth tax<br />Large property holdings?<br />Trusts?<br />
  4. 4. Business property relief - background<br />Business or interest in a business<br />No relief where business wholly or mainly making or holding investments<br />No relief for investment businesses<br />Hybrid business – all or nothing test<br />
  5. 5. To Farmer and beyond<br />FA 1976<br />Caravan cases<br />Factors considered in Farmer<br />Capital employed<br />Time spent by employees and consultants<br />Levels of turnover<br />Net profit figures<br />Overall context of business<br /><ul><li>Historical use of properties</li></li></ul><li>Balfour case<br />Brief facts<br />2,000 acres<br />In-hand and let farming, residential and commercial lets, grazing forestry, private water supply and shooting<br />Life renter under Scottish law<br />Composite nature of activities<br />General assessment and impression<br />
  6. 6. Points to look at<br />Bring farms back in hand?<br />Share farming<br />Farmer/Balfour – 8 year period considered <br />Presentation of accounts<br />Planning and s 106 issues<br />Keep your options open<br />
  7. 7. Other activities<br />Woodland<br />Ancillary to agriculture, or <br />Commercial exploitation<br /><ul><li>Any trades connected with woodland
  8. 8. Sporting rights</li></ul>Shooting<br />Fishing <br />Business or pleasure?<br />
  9. 9. BPR – Story so far<br />No relief where only activity is rental income <br />Good record keeping and accountancy advice required<br />No single factor is determinative<br />Consider restructuring<br />Can Balfour make it worse?<br />
  10. 10. Farmhouses – agricultural property relief<br />IHTA 1984, s 115(3)<br />“Ancillary”<br />“Character appropriate”<br />Antrobus 1 & 2<br />Starke, Dixon, Higginson, Rosser & McKenna<br />
  11. 11. Farmhouses – Golding case<br />16.29 acres<br />Farmed since 1945<br />3 bedrooms (no electric)/downstairs bathroom<br />“Poor state of repair”/“dilapidated” <br />Farmhouse as not good enough to be a domestic residence<br />
  12. 12. Forthcoming changes - losses<br />Losses condoc<br />Capital allowances<br />Agricultural connection<br /><ul><li>£25,000 cap
  13. 13. Restriction of losses likely </li></li></ul><li>Forthcoming changes – capital allowances<br />Reductions in capital allowances<br />R & C Brief 3/10<br />Capital allowances and FITs - condoc<br />Integral features<br />CAA 2001, s 198<br />Mandatory pooling<br />More anti-avoidance<br /><ul><li>Retrospective claims</li></li></ul><li>Furnished holiday lettings – the interesting stuff<br />Property letting or trading<br />New day count tests<br />Capital allowances<br />Ring-fenced losses<br />
  14. 14. Furnished holiday lettings – trading?<br />Occupation on site<br />Services provided<br />Case law<br />HMRC guidance<br />Losses<br />Business property relief<br />
  15. 15. Furnished holiday lettings – day count tests<br />105/210 days from April 2012<br />Averaging<br />Period of grace<br />Genuine intention to let/commercial<br />Watch planning restrictions<br />
  16. 16. Furnished holiday lettings – capital allowances<br />Dwelling houses<br />Curtilage of properties<br />Integral features<br />CAA 2001, s 13B<br />
  17. 17. Furnished holiday lettings – ring-fenced losses<br />Restriction of losses<br />Only other furnished holiday lettings<br />Plan expenditure carefully<br />Losses condoc<br />
  18. 18. Don’t shoot the messenger<br />Is it a separate trading activity?<br />Property trading or exempt (woodlands) income?<br />Be careful over private expenditure<br />Commercial activity – use of losses<br />Benefit in kind issues for farming/estate companies<br />
  19. 19. The PAYE game<br />Casual beaters (PAYE Manual 23015)<br />Tips paid to gamekeepers<br />Gamekeeper – benefits in kind<br />Living accommodation<br />Vehicles<br />Clothing, licences and gundogs<br /><ul><li>PSAs
  20. 20. Company owners</li></li></ul><li>Shooting - non-domestic rates<br />Not farming/agriculture<br />Business rates are payable<br />28 day planning rule on change of use<br />Get specialist advice<br />
  21. 21. Shooting - VAT issues<br />Is it a commercial activity?<br />Standard and zero-rated supplies<br />Barter transactions<br />VAT registration threshold<br />Business splitting<br />Private expenditure<br />
  22. 22. Shooting at the courts<br />Rt Hon Lord Fisher<br />R F Bailey (t/a Llancillo Hall Farm)<br />J O Williams<br />Thimbleby Farms Ltd<br />E G Harrison<br />
  23. 23. VAT – disaggregation of businesses<br />Forster case<br />B&B and farm<br />Were the two businesses sufficiently at arm’s length?<br />HMRC direction overturned<br />
  24. 24. Summary of points<br />More property taxation coming<br />Carefully structure activities<br />Think about the activities<br />Be consistent<br />Better news on farmhouses<br />Long term planning essential<br />
  25. 25. Disclaimer & Copyright<br />(c) copyright Francis Clark LLP, 2010 <br />You shall not copy, make available, retransmit, reproduce, sell, disseminate, separate, licence, distribute, store electronically, publish, broadcast or otherwise circulate either within your business or for public or commercial purposes any of (or any part of) these materials and / or any services provided by Francis Clark LLP in any format whatsoever unless you have obtained prior written consent from Francis Clark LLP to do so and entered into a licence.<br />To the maximum extent permitted by applicable law Francis Clark LLP excludes all representations, warranties and conditions (including, without limitation, the conditions implied by law) in respect of these materials and /or any services provided by Francis Clark LLP. <br />These materials and /or any services provided by Francis Clark LLP are designed solely for the benefit of delegates of Francis Clark LLP. The content of these materials and / or any services provided by Francis Clark LLP does not constitute advice and whilst Francis Clark LLP endeavours to ensure that the materials and / or any services provided by Francis Clark LLP are correct, we do not warrant the completeness or accuracy of the materials and /or any services provided by Francis Clark LLP; nor do we commit to ensuring that these materials and / or any services provided by Francis Clark LLP are up-to-date or error or omission-free. <br />Where indicated, these materials are subject to Crown copyright protection. Re-use of any such Crown copyright-protected material is subject to current law and related regulations on the re-use of Crown copyright extracts in England and Wales.<br />These materials and / or any services provided by Francis Clark LLP are subject to our terms and conditions of business as amended from time to time, a copy of which is available on request.<br />Our liability is limited and to the maximum extent permitted under applicable law Francis Clark LLP will not be liable for any direct, indirect or consequential loss or damage arising in connection with these materials and / or any services provided by Francis Clark LLP, whether arising in tort, contract, or otherwise, including, without limitation, any loss of profit, contracts, business, goodwill, data, income or revenue. Please note however, that our liability for fraud, for death or personal injury caused by our negligence, or for any other liability is not excluded or limited. <br />