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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, Has anyone had any experience or recommendations for a bank that will allow a new company account, which is owned by two companies. It is for a JV, we have set up a new Limited company for the project which is owned by two separate companies but struggling to find a bank account to support this structure. Any recommendations or advice would be greatly appreciated. Many thanks, Kate

Morning all, after a bit of advice please. I have a ltd company and am looking for a way to invest with a friend that has capital currently in his personal name. We are looking to do flips to build some more capital As far as I am aware neither of us are interested in investing further in our own names as I do not see this as a viable option for tax purposes. I was wondering if their was such a thing as 2 Ltd companies investing together?? I realise this may be tricky as to which company would hold the charge, but I still would like anyone's opinion on how possible this is and if there are any better options other than us opening another company in joint names. Many thanks in advance James

Hi all Been a subscriber to the podcast for years (keep up the great work Robs) - just signed up to the forum and here is a quick intro. We have a portfolio of properties (BTL and HMO) in London that we have built over the years - now looking to evaluate flip opportunities in England - and maybe R2R / R2SA (cash flow) Our current thinking is to Finance the purchase of properties for <250K in hotspots in the UK, adding value and flipping for a Net Profit of 30K min - building up to 3-4 a year in year 2/3- willing to partner with someone who can bring the expertise of sourcing & refurb - we can manage the finance and legals and split the profits in a fair share. Would appreciate speaking to someone experienced with flips.

Hi everyone. Thanks for having me. Looking at properties I've managed to accumulate several per week that have very good potential profits attached to them. Currently my capital is tied up and I'm currently in a JV so I'm passing them on but I'd like to become compliant. Would anyone know of the process and procedure I'd have to undertake to progress to becoming a compliant sourcer? Thanks everyone

Hello, I’m based in the Middle East and looking for returns through development. Please get in touch if you have any projects that need funding. Particular interest in BRRR / HMOs or other development opportunities. regards, Harry

Hi Hubbers, Has anyone had any experience with joint Ltd Company BTL mortgages? The situation is that I want to do more renovations to rent, 50/50, with a colleague who also uses an SPV. We would be buying the properties cash and then financing them once value had been added. The aim would be to hold the properties 50/50 going forward. However, coming up against it with joint limited company BTL mortgages, has anyone got any experience with this? Many thanks, Jack

Hi All New to the forum and wanted to say hi I'm moving into new build developments for the first time, following many years in various construction businesses. i have a real passion that the buyer should be able to have a house that they can live very comfortably via space and low ongoing costs - due to lack of choices the buyers seem to forget their dreams and aspirations -unfortunately ending up with an identikit home the same as next door. So that is our mission is to provide - more choice - better design - cheap to run and healthy to live in Cheers Lee

Hi everyone, My name is Rob and it would be great if you can offer some advice on my proposed joint venture. I have attached an investor pack that summarises the joint venture and at this point just provides a brief overview. What would be great is if you can critique the proposed offer using your experiences? e.g. does it sound interesting? plausible? Any advice would be greatly appreciated. Many thanks, Rob McCarthy

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.

Hello all, I was wondering if you could help me with something I am new to. I've recently found someone to invest their cash with me in a JV but do not know the best way to set up the deal. I have experience on self funded single lets only so far and therefore am unsure of JV options. The guy I wold like to invest with has never owned property and I wonder if access to mortgages will be restrictive for him. I am looking for a simple solution that is attractive to the investor. Has anybody any suggestions/experience on how to structure this? Buy through a company in both our names 50/50 on mortgage, deeds, rental? Buy in just my name and use a legal agreement to provide him his share of the deal? Appreciate any help from you guys out there. Jacob

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.

Hello people I am new in the property investment sector and together with my husband and a friend are starting to look for a property to flip in Greater Manchester or Stockport areas. Our dilemma (first of many :P), is whether it would be better to set up a Ldt or just buy a property one of ourselves, perhaps my self, since I `m not working regularly therefore not earning much. Anyone could drop a piece of advice here please? Our concern is about tax, especially after the new rules in force this year. Many thanks for helping Sara

Hi, I wanted to see if there was anyone on here there involved in developing in the North East. I am about to relocate from London to North Yorkshire and I'm looking to meet developers/property sourcers/JV Partners. The patch I'll be operating is between Newcastle & Leeds. I am planning to attend PIN and HUB Meetups to network. Is there any other networking groups or mentors based in the North East anyone can recommend? Thanks everyone, look forward to hearing from you.

Hi all. First post, but long time listener to podcast (great job Robs!). I've recently moved to Manchester to invest in property. I'm interested in flips (but will not rule out holding if exceptional cashflow) in order to build investing pot. I travel a lot with work and would struggle to manager a refurb on the ground myself. Also fairly new to investing, and very new to area so need sourcing. If there are people out there interested in JV'ing on flip/s or sourcing with capacity and connections to manager a refurb (with flip in mind), would love to talk. I'd want to work with someone with a strong proven track record. Ready to start now. Thanks - Robin

Hi Guys, Am pretty new to the hub and had a quick question with regards to JV's. I do not tick many of the boxes to get a buy to let mortgage, being 20 years old, earning under 25K and not being a homeowner. However, I am looking at the possibility of a JV with my mum as she does tick all of the boxes, I would most likely only have a 25%-33% stake if I did this however. Firstly, I would be interested in opinions on a joint mortgages in this situation, would it be possible to get one, or would I present too much of a liability to get one approved? I was also wondering if you guys thought that it would be worth it? The reason I am questioning this is that I could just save until I have enough to invest fully and get 100% of the rewards, but it is going to take me some time and as the podcast tells us (or at least new people like me), time in the market is more important than timing the market. Any advice or help would be great. Cheers, Sam

Hi All, I have a question regarding a recent opportunity I've spotted. There's a commercial spot for sale by auction close to where I live, it has absolutely huge potential for development and has had lapsed planning permission for 6 x 2 beds and 1 x 1 bed with basement parking granted. It sits 3 minutes walk from the local train station which has a direct line into London Bridge in 55 minutes, so as you can imagine it would be very popular. It currently has a business occupy the building at a rent of £14k per annum and they need 3 months notice before it's deemed vacant, this basically rules out any bridging finance. So where does that leave me? I don't have enough cash to buy the building outright let alone complete any building work, but I find it hard to let an opportunity like this just pass by. I was initially thinking about trying to find the funds from investors (most likely family members) but I don't think that's going to be an option. I then started to wonder if there was any sort of development crowd funding where investors would benefit from the sale of the units but I am unsure if this is an actual way of attaining funding? The beauty of this investment is that it doesn't have to be developed straight away as it's already achieving a 7% yield, which granted isn't huge but at least it gives you time to get your ducks in a row in terms of the development. This could be a great opportunity to start a Joint Venture with another investor and I imagine the Property Hub is an ideal place to find one.. I've also thought of this option, which I would appreciate some advice on - Buy the plot using short term bridging finance and then once secured attain a mortgage on it? I would be open to any suggestions on how I could make this work and would be happy to talk with any other investors/developers potentially looking for a JV. Thank you for your time, I look forward to your responses. Kind regards, James

Dear property hub family, FIrst of all i would like to thank Rob and Rob for the property hub!! they are amazing! Secondly thank you for taking time out to read my post. I truly would appreciate your help in my situation - going over the numbers. Any comment, idea, suggestions or nuggets of wisdom will be greatly appreciated (big or small) Here I am ready to plunge head first into my first BTL only to get thrown a speed camera moment that could end thing on track! My wife and I have for our own house which has gone up nicely in value since purchase, two years on and the shinny mortgage deal comes to and end and the lovely brokers are only too happy to get you going with a remortgage. Since I am already paying for the remortgage i might as well initiate the equity release process at the same time (read the books and attended the course but nothing will make me knowledgeable in 2nd property deals like getting physically involved) so had this chat with the broker and here are the figures: currently without equity: monthly payment £816 (1.34%) IF i was to release equity: My monthly mortgage payment will move to circa £1211.00 (£400 increase/month) 51.3%LTV and all i can release and use -due to our affordability is a £30K (taking the other expenses into account: potential refurb, fees .etc + plus savings) That £30K From that i will need to pay the 25% deposit and pay at the most 3% stamp duty (house below £125k) 0.25x+0.03x= £30K => circa property around £100K mark for my BTL. That is all well however when i looked at the figures they did not align> Because a property OUTSIDE London with (rental potential) for £100K will roughly speaking attract a monthly rent of £550. MOrtgage payment of around £313 and so realised with the agency running fees, and bills i will not even get any cash flow! Not to mention the £400 extra/month from our main house mortgage. +in addition to that i understand that the bank's are specifying that the house needs to be able to be let-able, immediately and so that affected our strategy-of flipping a on a house in need of modernisation. So from the case above what are your thoughts of the situation and is there an escape route that i am not seeing? if you know of other ways we can do it please enlighten me! I know there is a solution out there... Thank you very much for your time, regards Abdul

Hi all, This is actually my first post!!! I think I may have a lot more questions to come! I've been an avid PH fan for over a year and a half and well on my way to the first invest as part of my strategy. Anyway, this question isn't for me it's actually for a friend and I knew that this would be the place to come for advice. My friend has owned a JV BTL since 2007 in Splott in Cardiff, (bad timing, bought just before the crash!) They lost a lot of equity in the crash and it has now recovered and the other person now wants to sell. However, my friend is very much in the mindset of holding the property and doesn't want to loose it. The property is now worth between £135k - £140k and has a £93k mortgage on it. The monthly rent is currently £675 for a two bed terrace. She has recently bought her own property and has her own mortgage. I was hoping someone might be able to offer some advice as to whether she can remortgage under her own name (maybe for more than the mortgage owed to release some equity to do some needed work on both properties?). Let me know what other information you might need so to help answer the question. Looking forward to hearing from the experts! Thanks Ruth

Hi everyone - I'm Jim, an Antipodean living in North London. Long time fan of the property hub and podcasts, and self-acknowledged crap networker, so I'm pushing the boat out with my first post / introduction. My property investment experience is limited, although in my previous corporate life I sometimes rubbed up against large scale residential and commercial property developments. My personal portfolio comprises a few small BTL new-builds in Manchester and Leeds, and I also have a couple of investment properties in Berlin. I'm looking to expand my portfolio in the UK, albeit cautiously and with an appropriate level of diligence. I'm keen to meet and work with like minded people, particularly developers with excellent knowledge of their local markets, an ability to identify and exploit value-add opportunities, and an honest and transparent approach to business and value. I've been a property dabbler for about eight years, but I'd describe myself as reasonably new to the property game. Sixteen years in professional services rendered me very time poor (and a little bit grumpy), so I took what might euphemistically be described as a "hands off" approach to my initial investments. I've now made the decision to focus my life on more interesting things, with property investment and a new start-up being at the fore. The goal is to carve-out a sustainable niche as an investor while allowing myself sufficient time to explore other things that interest me - here's hoping I won't make a complete hash of it! Feel free to say hi, particularly if you think that our goals may be aligned and you're looking for someone to collaborate with. Jim

I am Mario, based in Watford,Herts and invest in both Watford and Leicester. Myself and my partner have a number of single lets and we are currently purchasing our first HMO. I am part of a year long property mentorship programme, and learning every day. I am looking to JV with anyone for refurbs, HMO's etc. I am willing to share my learnings with all. I have also just started a blog page, which I hope others will find useful (only one blog so far !)

My first attempt at recruiting a JV partner. A little present to educate her on assets and passive income.

Hi Everyone, My folks have an unencumbered property value 185k-200k they have it tenanted at around 700pcm. I think I can create a win win here for both them and myself by JV between us probably to split profit from a flip with me doing all the work (project manage) whilst they fund it by using Bridging finance against their property. Has anybody got any experience of something similar they'd like to share and how it worked in reality? I'm looking for numbers in the deal, how difficult it was to find a bridger, how much/little experience they had at the time and any other details. I'm trying to think creatively about how I can do something with little money but some experience whilst they currently receive a small return on their capital. They might take some convincing due to perceived risk with Bridging so I'm looking for examples of success (or otherwise) to take to them. I've spoken to Kevin Wright and he's given me some ideas but it would still be good to hear of some real life case studies. Thanks Andrew

Hi everyone, My name is Jasmine and I've spent a fair amount of time studying and wrapping my head around various strategies to invest in properties. I've finally saved up a small deposit that will hopefully get me going up north. I came across The Property Hub in my search for mentors or JV partners as I'm hoping to join forces with someone that has more experience than me for my first couple of deals to get going. So if anyone here is looking for a partner up north, more specifically on the outskirts of Manchester or in Hull I'd really want to have a chat with you. Alternatively I'd like to have a mentor or adviser that I could consult so if you feel like you have some valuable insights I could learn from I would love to get in touch! Look forward to widen my property Network Jasmine