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Hi so my plan was to quit my job because i had no time to look for property deals and so I could invest in BTL properties with the capital I have saved. Possibly doing some vanilla BTL and some BRRR which could give me rental income to do what I actually want to do. The problem i'm having is finding a mortgage lender which will give me a good interest rate. ATM I have been offered 4.5% for using my shares and investments as possible income, as oppose to 3% if I had a £25k+ salary. Could doing a JV work? Where we split interest costs and capital growth at the end. The mortgage broker got back to me saying the JV partner would need to be a shareholder. So my question is if they are my shareholder with minimal shares, when I refinance the property using their income for affordability in terms of lending, How would the money pass to my JV partner wouldn't it be quite heavily taxed as a salary or does anyone know? Also I'm pretty new to property but would like to invest in the north possibly liverpool, nottingham. It'd be great to be able to work with someone with experience in property investing. If anyone needs an investor?

Hi, Background: At this time I have 6 investment properties and I'd like to buy more but I don't have any money left for deposits (The classic property investor story). I've already released equity in my own home and got as much out of the other properties as I can, and it looks like property prices are on a slow decline in my area so it doesn't look like there will be any more equity to release for a while. (Also note that if I were starting again now I wouldn't have invested in my local area, but 20/20 hindsight isn't going to help me now). I should be able to save enough money for a deposit for one new property every 12 - 18 months or so (And then the hope is that the snowball effect will take over), but I'd like to see if there is something I can do now. Getting to the Point: My sister has a fair amount of money just sitting in the bank not earning very much, and would have been interested in investing in property like me but she lives on a remote Island in the South Pacific so it's just not practical for her (She wouldn't even be able to get legal papers signed without expensive flights to New Zealand.). I was wondering if there is something that I could do that would be beneficial to us both. Is was thinking either: 1. One or more Joint Ventures where she supplies the deposit (Or most of it) and I find, buy, renovate and manage the property and we split the income. Or, 2. We negotiate an interest rate (e.g. 5%) and she lends me the money long term and enjoys the interest payments. She wouldn't care what I do with the money as she wouldn't be involved in the property at all (Not that I'd keep it a secret). However, I'm not quite sure how either of these would work from legal, tax or mortgage perspectives. For example, if we went the JV route then we'd need a mortgage. There is no way that my sister would be able to get a mortgage, so presumably that means the mortgage would need to be in my name, and if the mortgage is in my name then presumably the property would need to be solely in my name too? And that would mean that the rental income would all be seen as mine (Even if 50% of it is going to my sister) and so I'd pay tax on it as if it were my income? It's not like you do an HMRC Form 17 when the other person isn't on the deeds at all. If we went the loan with interest route then presumably the interest payments are deductible (Subject to section 24)? But what records would be required for this? Also, presumably my sister would have to pay income tax on the interest received, but as she doesn't live in the UK how would that work? Hmmm, the more I wrote that the more I think it's a bit of a specialist problem and I probably need professional advice, but I'm not even sure who I'd need to speak to about this, an accountant or a solicitor? Anyway, thanks in advance. Ben

Hi, I’ve identified what I think is a decent opportunity for a flip however I’m struggling to come up with a financing solution that would deliver a decent return working within the constraints I have. The numbers are below and the constraint is that due to being in the middle of another project at the moment I have little cash to invest - usual story! Purchase Price: £220k Stamp Duty: £8.5k Legals/Holding: £5k Refurb: £13k Potential End Value: £270k The numbers ive used on purchase price and sale are conservative and I’m pretty confident on the refurb number also and as you can see there is a potential £50k uplift and just short of £25k profit. Ive not used bridging before but think from reading around it will require cash down, I’m also not sure whether the costs would bring the profit down to a level that wouldn’t make it worthwhile. I’ve also considered the JV/Angel Investor approach however on a 10% return (which seems standard) of total investment this would pretty much wipe out the profit. So before I file this one under “nice idea but not feasible” does anyone think I’ve missed a potential approach? Thanks PS: Posting this in a couple of areas as not sure where it sits.

Hello, I am looking into doing flips to build capital faster. I already own a property though a limited company. The problems with using savings only to acquire property are that it takes time to save, months, and you can only do one property at a time. I do not own any personal property or have any other avenue to extract cash to used as deposit. I know a few friends who would be fine to lend me some money for a year. As a starting point, I am looking for suggestions on how to structure the financing with the people. They will only provide the money and not do anything in regards to the property. I will agree to give them a fixed return when I pay them pack. Any suggestion is much appreciated. For example on a property below and I belive the same principle will apply for a more expensive one. Purchase Price : £ 75k Deposit: £ 22.5k I put in £12.5k and the other person put in £10k. I return them an additioanl of £500 (5% much better than interest rate) Some thought I had I was thinking of taking a private loan from the person a few months prior to buying. This agreement would only be between me and the lender. Then, do a director's loan to my current Limited Company and use the money as deposit for a bridging finance. Is that something feasible ? Joint Venture though new SPV created only for this property but the downside would I would need to pay tax under my own name and it would not be worth to build capital. How to put the private loan directly to my current limited company so that bridging lenders accept it? They are not director's so it cannot be a directors loan. Is there any way? How does that work to put the friend as a second charge on the property ? Does the above make sense ? Any other ways please? Thank you

Hi, i'm a fairly experienced landlord of 38 years from London. I have been offering a house or apartment to rent for most of that time, usually my own while away working overseas. Currently, i have a one bed apartment in London, Docklands which i bought in 2014 and i've been renting that out for the past 2 years. I self manage remotely, which is easier for apartments it must be said, especially newer ones. I'm 60 years old and retired since renting the apartment in London. After finding a tenant i decided to travel some of the world taking in S. America, Mexico, Balkans, Turkey, Caucuses, Central Asia, Nepal, India and S.E. Asia, all financed from the single rental property.....and what a trip it's been!! :-) I'm more than willing to share my experiences with anyone who's interested and as far as the letting side goes, it wasn't rocket science! ;-) I have additional funds available and i'm interested in expanding and investing in the Midlands/North. Hopefully with other(s) investors who have experience with renovations and a view to then rent out or sell on. Thanks for listening... Robert

Hi I'm Laura and I'm new to the Property Hub. I've been training in property for about 18 months with my mentor (my background is in project management). I wondered if anyone had any good tips on how to find JV partners. I've been attending a lot of property and business networking events but so far haven't found anyone to work with. I've secured a piece of land using a purchase option and am currently applying for planning permission. If all goes to plan I'll need a JV partner in approximately 6 months time. Any tips anyone can provide would be much appreciated.

Hello Hubbers, I own a small plot of land in Addiscombe (Croydon) which is likely to receive planning permission for a small 2 bed property in the next few weeks. I am currently juggling options around whether to sell the land with planning, pay a contractor to manage the build or set up a joint venture. Specifically with the JV i would be looking for someone to project manage the entire build with some form of profit split at the end of the process. I suspect that a joint venture will prove the most profitable - does anyone have any good contacts in the local area who may be interested in something like this? Alternatively, any guidance on locating good builders / project managers in the area would also be a big help. Thanks in advance for any help...

How would you go about checking on a potential joint venture partner that you meet at networking? ie specific steps and resources to background check someone and their company. this is for a potential HMO refurb project.

Hi Guys, Another question for you here. I was speaking with an old acquaintance of mine a week or so back and mentioned I was getting into the property game (Flips to start off) Anyway, it came about that he had access to the same amount of funds as me. The general conversation was around joining funds together and splitting everything down the middle including renovation work. I totally trust this guy and know he has a proven track record for his work. (His parents have 16 BTL properties and he does all the maintenance) So...... He has a newly formed Ltd company and so will I in the new year. If we were to join funds together how would we go about purchasing a property for cash? My thoughts were that he or I would 'loan' the funds to one of the companies and draw up a legal agreement to that affect. When the project is finished he draws out his cash and 50% profit to his business and the remainder stay in mine. I'm not exactly sure how or if this would work but would love to hear your take on it? Speak soon! Ashley

Hello, I am interested in investing in someone who has a track record of flipping, I have around £30,000 to invest and would like to not just give the money but help out. My goal is to grow my investment over time while learning how to become a competent property flipper myself. The area I'd like to invest in would preferably be in the North but anywhere in the UK for the first 1 or 2 would be fine. How would you go about this? Are there any resources you can share? Thanks!

Hi All, I have a development opportunity/project that I'm good to go with in SW London (Clapham), that I would love to speak to any potentially interested partners? A brief summary of the project: In summary: • The property is located in Clapham SW4, London, directly on Clapham Common, one of the most desirable streets in one of the most desirable areas in SW London. • Planning permission is in place to convert and extend a 1 Bedroom and 1 Bathroom property with cellar currently, to a 3 Bedroom and 3 Bathroom property. • Party Wall Agreements and Building Regs drawings and sign-off in place • Share of Freehold now in place after a lengthy and protracted negotiation with the former Freeholder. • Extend the liveable square footage from 760 sq ft currently to 1,450 sq ft of liveable space • Off-street parking and front and rear garden. • Improve from un-modernised condition currently to high-specification condition. I have a good, qualified and insured team of builders ready to go. I do have some development funds in place, but I am looking for a JV investor(s) to get ‘across-the-line’ for a good return over a relatively short period of time. Given the length of the Freehold negotiation, my previous JV partner has their funds tied-up elsewhere, so is unable to help in this instance. Would love the opportunity to discuss with any interested parties! Warm regards, Ben.

Hi All, I'm looking for any examples of joint venture or partnership agreements. Thinking about going in on a buy-to-let investment with a partner. Any examples agreements would be appreciated. Thanks!

Hey Property Hub, First time posting and thrilled to be here! My wife and I are starting our journey into property investing and are blown away by the amount of incredible content on here, as well as the various property podcasts. One quick question... is there a difference between an Angel and a Joint Venture? We were watching a video as part of an online property course and the presenter separated Angels and Joint Ventures into separate sections but then didn't make the distinction overly clear, which just left us feeling more confused. The reason I'm curious is that we want to approach friends, family, co-workers and other professionals for help with financing deals and don't want to sound silly using the incorrect terminology or get in trouble because of the FCA Policy Statement 2013. My guess is that an Angel is a lower amount of cash (£20k-£30k) and is very hands off, whereas a JV might be more cash and would also be a lot more involved with the strategy/process throughout. Apologies if this is a silly question and would hugely appreciate any advice! Thanks, Joe

Hi all, First time posting. The property next door to me has been vacant for over 10 years. I'm on good terms with the owner, he was gifted it in a will from a friend decades ago, and moved out to live with his son over ten years ago. Not being property minded and short of cash he has NEVER tenanted it (why? Why? Why?!!). The property is well maintenaned, structurally sound, but in need of refurbishment throughout. It's a 3 bed Victorian end terrace, in a good area of Bedford, with a bricks and mortar value of around £240-£250k once renovated. The owner has expressed a vague interest in possibly selling it "one day", and has mentioned doing it up himself, but doesn't have the time, funds, or energy. I have already expressed an interest in buying it, a couple of times over the years, but he's not leapt at the offer. So my question is, what other options could I present him with? What would be the most profitable? I could pay for the refurb and split the profits 50/50, or persist in trying to purchase, but is there anything more imaginative that I'm missing? Lease option? Rent to rent? How would it work? What agreements would need to be in place? Thanks in advance, Ed

Good Evening I have an investor (well known to me) who has confirmed that they will provide financial backing for my planned property portfolio and investment strategy. They have even stated an interest in a possible long term JV. They have, understandably, asked for a detailed Business Plan from me before considering the opportunity any further. Does anyone have a specific Template for a Business Plan or previous example of a plan or even point me in the direction of some examples? Of course, there are many options to consider via an internet search, but the sites often, very quickly redirect or insist on sign up etc...and I may well have to go down this path. Most interested in your feedback. Gratefully David

Hi All, I`ve been obsessed with properties since reading probably everyone well-known book” Rich dad poor dad”. I can’t live any day without listening property podcasts, reading property books, blogs and forums. So I am doing everything possible to invest in my education to make my dreams come true and become financially free one day. I am only 30 years old. I bought my own house 2 years ago and try to save every penny to invest in my first Buy to Let house but I am a full-time mother and work part time on a night, my fiancée is basic tax payer as well so it is a long way from it. After my dad seeing that I am so serious about properties he offered me to invest together, he will provide money and I will do all the work related to it and we will split all profits 50/50. I know that many people will advise not to invest with a family, but I can not miss this opportunity. I know that is the best thing is to have a proper written agreement between us to avoid any disappointments in future, but I don’t know how to structure the agreement and what to include in it. I also struggle to pick the right strategy for us so I would be very grateful if you could share your thoughts, experience and knowledge with me. My dad wants to invest 75k. He earns about 35k a year, so only 5k away from paying 40% tax. He has no property himself, never had a mortgage, renting at the moment. I and my fiancee earn about 30k together. We have a mortgage. At first, I was thinking to go Buy to Sell route, buy property for cash add value to it, sell it, split the profit and pay tax separately. Unfortunately, after a long time searching, I could not find anything decent to buy and sell for the budget we have got. We want to invest in Leeds. So what I am thinking now is to buy houses for cash add value, let it out and get a mortgage on it in 6 months and reinvest the money. All rent revenue and capital gains will be split 50/50 between us. Would you recommend to set up a limited company or invest personally in our circumstances? Thank you for taking your time reading my question, looking forward to your advice.

Hi All, I'm seeking some advice on how I should propose splitting profits on a refurbishment project that is due to commence in the new year. Overview: My business partner is fronting the costs for the property purchase, refurbishment and associated legals/taxes etc. However, they are based 6 hours away from the property and will not be involved in any of the day to day activities during the project. They haven't even seen the property as I sourced it myself, so effectively, they will taking a back seat for the duration of the project. I have sourced the property and dealt with the estate agent during the purchase. I will also be on site stripping out the property and micro managing the refurbishment from purchasing materials to managing trades right through to completion. I will also be dealing with the estate agent during the selling process. My question is: how should we split the profit once the refurbished property has been sold? Thanks in advance. Tom

Good day fellow Hubbers! I was speaking so passionately about my property dreams to friends, and before we knew it we were talking numbers and decided to do a joint venture and Flip a property together. They have some cash to invest, I will project manage. Now, the whole concept is clear. We have a plan, we are ready to start looking for that lucky property. Or so we thought, my JV partners presented me with a few questions (and subquestions) which I am passing on to the forum for some help: 1) Business Structure - how do we set up this venture? Our partnership would be me, and my two friends (a married couple). We are all lower rate tax-payers. Do we a) Buy the property in all 3 of our names? Do the refurb. Sell for profit and divide profit as agreed? -This would add to our normal day-job income and taxed accordingly. It might push us into a higher tax bracket though b ) The couple buys the property in their name (this is their security), I put a restriction in the title deed which prevents them from selling the property before we are done with the refurb (my security). c) Should we start a Limited Company? We are all directors, profit can be extracted as dividends. I plan on keeping the company to do the same type of project with other potential investors in the future and my couple friends leave the company as directors? d) A mix of all of the above - I start a Limited Company, couple buys the property in their own name. Company does the refurb and gets remunerated by the couple after property gets sold. I have read in multiple articles that its best to do Buy-to-Sell projects under the umbrella on a Limited Company. Essentially I want to know why this is better? And how you go about it with a JV partner. 2) Stamp Duty - We are all first time buyers. (Oh, we just can't get enough of SDLT) After a few threads that I read on the forum, my understanding was that any First Time Buyer are exempted from paying SDLT, regardless if the property is your own residence, a buy-to-let investment or a property your planning to sell. After the last meetup I spoke to a few people about this and they confirmed the opposite - you are only exempted if its your first property, that you intend to stay in. Which one is true? a) Are you exempted from SDLT on your first property, regardless of the intention? b ) Are Limited Companies also exempted from SDLT for its first purchase (I am guessing, no?) 3) Help to Buy ISA - can you have this for the intention of saving for your own home, but also trade with properties in the meantime? 4) Capital Gains Tax - If we buy a property with the sole intention of trading, can we claim Capital Gains Tax exemption on the profit? - Does it work the same way with a Limited Company, or is there no CGT exemption for Ltd Companies? Any feedback / advice on any or all of the above would be much appreciated. These are the notes from our meeting and the questions that arose from it, apologies if its long-winded. Thank you for taking the time to read.

Hi, I'm not yet investing in property but have been busy with the learning process and refining goals and strategies. I am aiming at early 2017 to go active. . My plan is to add value and flip properties via either a project manager arrangement or through JV. I want to identify a small number of partners who give me a good geographical spread and with whom I can build a sustainable long term business relationship. Establishing such arrangements will take time so I wont be of much interest to those who want quick a decision now or seek to shortcut the process of due diligence. Once established however, mutual trust and confidence will facilitate a more rapid process. I will be bringing the cash/capital and I've a good idea what I hope my JV partners will bring. They will need extensive local knowledge; a strong local presence; a track record of sourcing and completing profitable projects that align with my strategy; a settled team of quality, dependable tradesmen; the capacity or desire to progress multiple projects in parallel and if possible, some happy past JV partners. Is that too demanding? I hope not. Are these JV partners out there? I hope so. All comments, suggestions or ideas welcome.

Hi all, I have written and re-written this question a couple of times now... Originally it was titled "taxing a ltd company" but that became too specific. So I am going to be very general here in the hope that I can get some broad advice. A friend and I are looking to invest in one or two buy-to-let properties later this year. We are both higher rate tax payers. We would like to use the rental profits to invest in other properties in the future. We believe that the best way to do this is to set up a ltd company and to have the company buy the properties and then retain the profits. I had not thought much more about this other than the difference between my tax on rental income and the companies, and the difference between my capital gains tax and the companies. Now however I have done some more reading and I am worried that it is a bit more complicated than that. For instance I am worried about being double taxed if I ever decide to take properties out of the company. I am worried about losing personal tax relief. And I am also unsure of what kind of contract my friend and I should draw up. Eventually we would like to have 4/5 btl properties after 3 years and then look at our strategy again. So there is not really a specific question here but perhaps somebody has some interesting input/experience/advice? Thanks for reading! Kind regards Ewan

Hi to Everyone I have just found this forum and would like to introduce myself and ask a couple of questions. I am nearly 60 yrs old now and have now retired from my home removals company and am now only interested in property development. I have done several UK shared builds and international property developments. Namely... Florida... I used to sell properties in Sarasota with a partner and did many trips to deal with the builders and inspection trips to show the clients around. Philippines - built a 4 story house on the hillside with a pool in Cebu Thailand - Built a swimming pool resort with bungalows "Coconut Palms" in Kantarawhichai, near Khon Kaen. This is now completed and is listed on Booking.com, Agoda, Airbnb and Trivago hotel booking websites. coconut-palms.com Panama - This is our latest project of which I and 3 partners are building an Eco Hotel and bungalows over the water in Bocas del Toro ... www.BluewatersPanama.com My questions are Q. How does one find investors for a shared build project in the UK ? because we (my partners and I) are all living in the UK and we do not want to start massive internet advertising because we only need another 20 investors... so we are seriously seeking ways to find UK based investors that would be interested in a Joint venture in Panama. Q. Does anyone have any experience in building long (40 mtr + ) docks on the water. We need to know how to estimate the build cost of the dock and bungalows over the water. Thanks Carlo

Hello all I'm Alex Harrington-Griffin, also known as @@alex_h_griffin, and I've just returned from two years starting marketing based businesses in Cape Town to focus on two new property objectives, one personal and one within a new family business. My family have been in property development for over 40 years, in everything from commercial and retail to residential, and with a new fund recently being opened up, have decided now was the time to make the move from my marketing background into the property game, whilst using my experience with clients such as Knight Frank International to move and promote properties where possible to help others. Personal Development Properties - Seeking Single Unit or Conversion Firstly, I am looking for personal development opportunities, single or double units, within London, Surrey, Middlesex, although also considering Leeds, Bristol and Birmingham currently, priced between £150k - £400k, BMV preferable! Refurb, refits, extension and conversion opportunities all considered. Larger Development Opportunities - Seeking Land, Existing Residential Brownfield, Office Space or Settlement Zone Greenbelt As part of the new family business now formed, we are looking at opportunities between £500k-£2.5 million to acquire, ideally without planning or prior consent. Surrey, Middlesex, Buckinghamshire, Berkshire, Kent all considered. Options on well-positioned Land also considered. Marketing Support for Property Companies On a final note, if you are experiencing ongoing challenges with your own marketing, whether your property business or other for that matter, I do offer affordable 30 and 60 minute phone based marketing consultancy, along with having access to marketing professionals in South Africa at over 50% less than UK, although most have been UK trained. Check out my LinkedIn profile for reference and testimonials of course: I look forward to meeting some of you in the future and all the best with your property endevours! Do follow me on Twiiter for property and marketing discussions, I do like a Tweet! @Alex_H_Griffin Alex

Hi Hubbers As the title says really, does anyone have a good recommendation for a solicitor who can draw up a joint venture agreement? Many Thanks, Andy

Hi everyone, I was hoping I would be able to get some advice from someone in the group who may know about these things, or be able to point me in the right direction. The situation I'm a newbie when it comes to property investment, having read lots of information, I've saved a reasonable deposit and I'm due to have my meeting with RMP property in a couple of weeks with the intention of starting my property portfolio. Then...I was recently discussing my plans with my newly retired parents who had a suggestion of "we'll match your deposit and we could start together", after the initial shock (we never were a wealthy family so this came as a surprise to me) I started to wonder how something like this could work. They essentially want to be involved but as a silent partner. To be honest the idea of being able to work towards financial independence through property whilst helping to provide a little extra for my parents in retirement is very appealing to me but I don't know how feasible this would be. The problem as I see it is that a set up like this suggests a Limited Company which is not a route I particularly want to take, due to it being harder to get residential BTL mortgages as well as a few other things. I guess the question is are there any other routes for this kind of joint property portfolio? Any information on this would be greatly appreciated.